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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Turn key restaurants
204 Como Park Blvd Buffalo, NY 14227-1417
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-5910960
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1962
Total area
13,886 SF
Lot
2.48 ac (108,029 SF)
Zoning code
05C
APN
143089 113.08-2-15.1
UPID
US63-5910960
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
-
Bobby J's Italian American Grille Restaurant
-
Desiderio's Dinner Theater In Back Of Bobby J's Restaurant Restaurant Theater & Performing Art Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$580k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$835k
Blend (final)
Blend
$615k
Owner & transaction history
Al Di La LLC · 4 yrs held
Al Di La LLC
since 2022
Last sale
$650,000
5 recorded transactions
Zoning & alternative use
05C · 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
$585,000
ML approach
$580,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$615k
Range $554k – $677k · ±10% · vs last sale $650k (Jul 13 2022)
Last sale anchor
$650k
Jul 13 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
$44 / 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
Assessed value
$786,000
Assessed 2023
Previous assessed
$786,000
+0.0% YoY
Assessed land
$342,700
Assessed improvement
$443,300
Land market value
$376,593
Improvement market value
$487,143
Total market value
$863,736
Applied tax rate
143,001.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1962
Heating
STEAM
Cooling
CENTRAL
Buildings
2
Stories
2
Rooms
7
Bathrooms
1
Total area
13,886 SF
Lot
2.48 ac (108,029 SF)
Zoning code
05C
APN
143089 113.08-2-15.1
UPID
US63-5910960
Jurisdiction
ERIE
Zoning & alternative use
05C · Buffalo, NY
Zoning 05C · permitted uses
05C · 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.
Building & site characteristics
From public records
Year built
1962
Heating
STEAM
Cooling
Yes
Stories
2
Buildings
2
Rooms
7
Bathrooms
1
Lot
2.48 ac
Current owner
From public records · entity-resolved
Al Di La LLC
Entity
Mailing address
47 E LK FRST PKWY, LANCASTER, NY 14086-9691
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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 13, 2022
$650,000
Al Di La LLC
Dreamco Development Corp
Warranty Deed
$350,000 · Five Star Bank
Jul 13, 2022
—
Dreamco Development Corp
Elscott LLC
Warranty Deed
—
Aug 25, 2017
$360,000
Elscott LLC
Referee / Erie County|dipizio,bernard
Trustees Deed
—
Feb 27, 2009
$450,000
Bernard Dipizio
Referee Of Erie County
Trustees Deed
related
$500,000 · Bank Of Akron
—
—
Pilarz Real Estate INC
—
Deed Of Trust
related
$44,000 · Margaret O'neill
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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