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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Investment properties
2055 Clinton St Buffalo, NY 14206-3313
Individually Owned
10-yr Hold
~
Est. High Equity
Property ID
US63-1538776
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1964
Total area
6,300 SF
Lot
0.35 ac (15,029 SF)
Zoning code
N-3C
APN
140200 123.35-7-10.1
UPID
US63-1538776
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
-
716VET Veterinary Clinic
-
PET DEGREE Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$370k
Blend (final)
Blend
$550k
Owner & transaction history
Joshua Bruzgul · 10 yrs held
Joshua Bruzgul
since 2015
4 recorded transactions
Zoning & alternative use
N-3C · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
as applied in the N-3C zone. J. Elmwood Village Standards. 1. The Elmwood Village is defined as the area north of North Street, south of Forest Avenue, east of Richmond Avenue, and west of Delaware Avenue, but not including any parcel that abuts Delaware Avenue or Gates Circle. 2. The following standards apply to all principal buildings in the Elmwood Villag…
Zone name
Mixed Use Center Neighborhood Zone
General category
MIXED_USE
Zone area
309.68 ac
Top alternative use upside
Retail stores
$905,000
+169.7%
Neighborhood: shopping center
$820,000
+143.7%
Restaurant
$780,000
+132.5%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$335,000
Current use
RETAIL STORES
$905,000
Change: +170% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$820,000
Change: +144% · Conversion: Difficult
RESTAURANT
$780,000
Change: +133% · Conversion: Difficult
OFFICE BUILDING
$730,000
Change: +118% · Conversion: Easy
AUTO REPAIR, GARAGE
$615,000
Change: +83% · Conversion: Difficult
WAREHOUSE, STORAGE
$380,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$87 / 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
$935
Tax year 2023
Assessed value
$180,000
Assessed 2023
Previous assessed
$180,000
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$59,400
Assessed improvement
$120,600
Land market value
$84,857
Improvement market value
$172,286
Total market value
$257,143
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1964
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
6,300 SF
Lot
0.35 ac (15,029 SF)
Zoning code
N-3C
APN
140200 123.35-7-10.1
UPID
US63-1538776
Jurisdiction
ERIE
Zoning & alternative use
N-3C · Buffalo, NYZoning N-3C · permitted uses
N-3C · Buffalo, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
as applied in the N-3C zone. J. Elmwood Village Standards. 1. The Elmwood Village is defined as the area north of North Street, south of Forest Avenue, east of Richmond Avenue, and west of Delaware Avenue, but not including any parcel that abuts Delaware Avenue or Gates Circle. 2. The following standards apply to all principal buildings in the Elmwood Village that are designed to accommodate one or more commercial establishments: a. A commercial establishment may have a gross floor area of no more than 3,500 square feet on the ground story and 7,000 square feet overall. b. At least one main entrance must be provided for each 30 feet of front facade width along any ground story space designed to accommodate a commercial establishment. 3. No more than two lots in the Elmwood Village, existing at the time of the adoption of this Ordinance, may be combined for the purposes of new construction in an N-2C or
Zone name
Mixed Use Center Neighborhood Zone
General category
MIXED_USE
Zone area
309.68 ac
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$335,000
RETAIL STORES
Est. value
$905,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$820,000
RESTAURANT
Est. value
$780,000
OFFICE BUILDING
Est. value
$730,000
AUTO REPAIR, GARAGE
Est. value
$615,000
WAREHOUSE, STORAGE
Est. value
$380,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1964
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.35 ac
Current owner
From public records · entity-resolved
Joshua Bruzgul
Individual
Mailing address
2055 CLINTON ST, BUFFALO, NY 14206-3313
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 25, 2023
—
Joshua Bruzgul
—
Deed
related
$565,250 · Northwest Bank
Mar 22, 2018
—
Joshua Bruzgil
—
Deed
related
$425,000 · Northwest Bank
Oct 30, 2015
$170,000
Joshua Bruzgul
Elwaseem,raid
Warranty Deed
$80,000 · Raid Elwaseem
Oct 23, 2013
$115,000
Raid Elwaseem
Linde,suzanne
Warranty 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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