Individually Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1910
Total area
35,285 SF
Lot
0.45 ac (19,686 SF)
Zoning code
N-2E
APN
140200 111.37-6-6.1
UPID
US63-5363462
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Community Health Centre Hiv Testing Center
-
Physician
-
Pediatrician Physician
-
Physician
-
Physician
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.07M
Owner & transaction history
since 2018
2 recorded transactions
Zoning & alternative use
N-2E · Buffalo, NY
Zoning description
3.1.5 N-2E Mixed-Use Edge 3-7 3.1.6 N-2R Residential 3-8 3.1.7 N-3C Mixed-Use Center 3-9 3.1.8 N-3E Mixed-Use Edge 3-10 3.1.9 N-3R Residential 3-11 3.1.10 N-4-30 Single-Family 3-12 3.1.11 N-4-50 Single-Family 3-13 3.2 Bu…
General category
MIXED_USE
Top alternative use upside
Retail stores
$5.1M
+23.8%
Neighborhood: shopping center
$4.6M
+11.9%
Restaurant
$4.4M
+6.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$4.07M
Value range
$3.66M – $4.47M
±10% around blend
Estimated value / SF
$115 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
40
$3.66M
blend $4.07M
$4.47M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
35,285 SF
Lot area
0.45 ac
Year built
1910
Stories
5
APN
140200 111.37-6-6.1
Zoning
N-2E
Assessed value
$5,725,000
Annual tax
$173,057
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$3.80M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.5 mi away · 30,215 SF
12.0 mi away · 34,839 SF
16.3 mi away · 35,754 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.07M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 204 sales
$116
-1%
County 307 sales
$117
-1%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $115/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+24%
vs current-use indication
Neighborhood: Shopping Center
Restaurant
Office Building · current use
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
Professional plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.72M
Move the market yield to see immediate price impact.
Value / SF
$162
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$361k
$7.21M
$5.15M
$4.01M
$401k
$8.02M
$5.72M
$4.45M
$441k
$8.82M
$6.30M
$4.90M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$1.85M
0.8 mi · Oct 2025 · $49/SF
Property tax & assessments
Tax year 2019Property tax & assessments
Tax year 2019
Tax billed
$173,057
Tax year 2019
Assessed value
$5,725,000
Assessed 2023
Previous assessed
$5,725,000
+0.0% YoY
Effective rate
3.02%
On assessed value
Assessed land
$222,700
Assessed improvement
$5,502,300
Land market value
$318,143
Improvement market value
$7,860,428
Total market value
$8,178,571
Applied tax rate
140,200.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1910
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
5
Total area
35,285 SF
Lot
0.45 ac (19,686 SF)
Zoning code
N-2E
APN
140200 111.37-6-6.1
UPID
US63-5363462
Jurisdiction
ERIE
Zoning & alternative use
N-2E · Buffalo, NYZoning N-2E · permitted uses
N-2E · Buffalo, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
3.1.5 N-2E Mixed-Use Edge 3-7 3.1.6 N-2R Residential 3-8 3.1.7 N-3C Mixed-Use Center 3-9 3.1.8 N-3E Mixed-Use Edge 3-10 3.1.9 N-3R Residential 3-11 3.1.10 N-4-30 Single-Family 3-12 3.1.11 N-4-50 Single-Family 3-13 3.2 Bu…
General category
MIXED_USE
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1910
Heating
NONE
Cooling
Yes
Stories
5
Buildings
2
Lot
0.45 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
N-2E
MIXED_USE
Jurisdiction
Buffalo, NY
Recorded code
N-2E
Official district
N-2E
Official district profile
What the municipal code says about N-2E
Zoning description
3.1.5 N-2E Mixed-Use Edge 3-7 3.1.6 N-2R Residential 3-8 3.1.7 N-3C Mixed-Use Center 3-9 3.1.8 N-3E Mixed-Use Edge 3-10 3.1.9 N-3R Residential 3-11 3.1.10 N-4-30 Single-Family 3-12 3.1.11 N-4-50 Single-Family 3-13 3.2 Bu…
General category
MIXED_USE
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for N-2E in Buffalo, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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