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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Drive through restaurants
1970 Kensington Ave Buffalo, NY 14215-1429
Entity Owned
11-yr Hold
Free & Clear
Property ID
US63-2638832
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2006
Total area
3,822 SF
Lot
1.2 ac (52,272 SF)
Zoning code
GB
APN
142289 80.13-9-16.11
UPID
US63-2638832
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
Current use
Occupant on record · Public records
-
McDonald's Restaurant Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$375k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$545k
Blend (final)
Blend
$580k
Owner & transaction history
Mcdonalds USA LLC · 11 yrs held
Mcdonalds USA LLC
since 2014
1 recorded transaction
Zoning & alternative use
GB · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$550,000
+16.0%
Neighborhood: shopping center
$495,000
+4.8%
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
by Request
ML approach
$375,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$475,000
Current use
RETAIL STORES
$550,000
Change: +16% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$495,000
Change: +5% · Conversion: Difficult
OFFICE BUILDING
$445,000
Change: -6% · Conversion: Moderate
Blend value · Realmo final
$580k
Range $522k – $638k · ±10%
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
$152 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$29,043
Tax year 2019
Assessed value
$735,000
Assessed 2023
Previous assessed
$735,000
+0.0% YoY
Effective rate
3.95%
On assessed value
Assessed land
$300,000
Assessed improvement
$435,000
Land market value
$483,871
Improvement market value
$701,613
Total market value
$1,185,484
Applied tax rate
142,201.0000
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
2006
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
3,822 SF
Lot
1.2 ac (52,272 SF)
Zoning code
GB
APN
142289 80.13-9-16.11
UPID
US63-2638832
Jurisdiction
ERIE
Zoning & alternative use
GB · Buffalo, NY
Zoning GB · permitted uses
GB · 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
RESTAURANT Current
Est. value
$475,000
RETAIL STORES
Est. value
$550,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$495,000
OFFICE BUILDING
Est. value
$445,000
RESTAURANT Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
2006
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.2 ac
Current owner
From public records · entity-resolved
Mcdonalds USA LLC
Entity
Free & Clear · 11 yrs held
Mailing address
PO BOX 182571, COLUMBUS, OH 43218-2571
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 25, 2014
$855,000
Mcdonalds USA LLC
Hassett William D JR
Grant Deed
—
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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