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Property profile & analytics
OFF-MARKET
Estimated value
$1,965,000
Retail space
1750 Genesee St, Buffalo, NY 14211
Entity Owned
Free & Clear
Property ID
US63-4251374
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2019
Total area
9,108 SF
Lot
0.98 ac (42,482 SF)
Zoning code
N-3E
APN
140200 101.40-3-32.1
UPID
US63-4251374
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.97M
CAP Approach
CAP
$1.37M
Comparable Approach
Comparable
$1.77M
Blend (final)
Blend
$1.97M
Owner & transaction history
Z Two Sisters INC
Z Two Sisters INC
since 2025
Last sale
$2.1M
5 recorded transactions
Zoning & alternative use
N-3E · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Buffalo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Buffalo submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,890,000
ML approach
$1,965,000
CAP Approach
CAP Return
Estimation
6%
$1,480,000
6.5%
$1,365,000
7%
$1,265,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,310,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,180,000
Change: -10% · Conversion: Moderate
Blend value · Realmo final
$1.97M
Range $1.77M – $2.16M · ±10% · vs last sale $2.11M (Jul 8 2022)
Last sale anchor
$2.11M
Jul 8 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$216 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$5,717
Tax year 2023
Assessed value
$1,100,000
Assessed 2023
Previous assessed
$1,100,000
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$43,000
Assessed improvement
$1,057,000
Land market value
$61,429
Improvement market value
$1,510,000
Total market value
$1,571,429
Applied tax rate
140,200.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2019
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
9,108 SF
Lot
0.98 ac (42,482 SF)
Zoning code
N-3E
APN
140200 101.40-3-32.1
UPID
US63-4251374
Jurisdiction
ERIE
Zoning & alternative use
N-3E · Buffalo, NY
Zoning N-3E · permitted uses
N-3E · Buffalo, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Buffalo. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2019
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.98 ac
Current owner
From public records · entity-resolved
Z Two Sisters INC
Entity
Free & Clear · 0 yrs held
Mailing address
2021 MCMILLAN AVE STE #1150, DALLAS, TX 75206-7105
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 11, 2025
$400,000
Z Two Sisters INC
Ns Retail Holdings LLC
Deed
—
Jul 8, 2022
$2,106,860
Ns Retail Holdings LLC
Mcmj LLC
Bargain And Sale Deed
—
Apr 9, 2019
—
Mcmj LLC
—
Deed
related
$900,000 · Evans Bk NA
Aug 31, 2018
$155,000
Development Unlimited Of Wny L
City Of Buffalo
Quit Claim Deed
related
—
—
—
Mcmj LLC
—
Deed Of Trust
related
$900,000 · Evans Bk NA
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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