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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Warehouses
2065 Harlem Rd Buffalo, NY 14212-2410
Entity Owned
15-yr Hold
Free & Clear
Property ID
US63-1018375
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1952
Total area
8,888 SF
Lot
2.07 ac (90,169 SF)
Zoning code
M1
APN
143089 102.03-3-20
UPID
US63-1018375
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
-
10-75 Emergency Vehicles Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$707k
Blend (final)
Blend
$645k
Owner & transaction history
2065 Harlem Road LLC · 15 yrs held
2065 Harlem Road LLC
since 2010
3 recorded transactions
Zoning & alternative use
M1 · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.0M
+107.6%
Auto repair, garage
$865,000
+74.2%
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
WAREHOUSE, STORAGE
$495,000
Current use
OFFICE BUILDING
$1,030,000
Change: +108% · Conversion: Difficult
AUTO REPAIR, GARAGE
$865,000
Change: +74% · Conversion: Easy
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$73 / 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
$980,000
Assessed 2023
Previous assessed
$980,000
+0.0% YoY
Assessed land
$110,000
Assessed improvement
$870,000
Land market value
$120,879
Improvement market value
$956,044
Total market value
$1,076,923
Applied tax rate
143,009.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1952
Heating
NONE
Cooling
CENTRAL
Buildings
3
Stories
1
Total area
8,888 SF
Lot
2.07 ac (90,169 SF)
Zoning code
M1
APN
143089 102.03-3-20
UPID
US63-1018375
Jurisdiction
ERIE
Zoning & alternative use
M1 · Buffalo, NY
Zoning M1 · permitted uses
M1 · 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
WAREHOUSE, STORAGE Current
Est. value
$495,000
OFFICE BUILDING
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$865,000
WAREHOUSE, STORAGE Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1952
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
2.07 ac
Current owner
From public records · entity-resolved
2065 Harlem Road LLC
Entity
Free & Clear · 15 yrs held
Mailing address
5505 MAIN ST, WILLIAMSVILLE, NY 14221-6759
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2020
—
2065 Harlem Road LLC
—
Deed
related
$650,000 · Lake Shore Svgs Bk
Jul 27, 2010
$235,000
2065 Harlem Road LLC
Pettis,james R & John F
Warranty Deed
—
—
—
2065 Harlem Road LLC
—
Deed Of Trust
related
$650,000 · Lake Shore Svgs Bk
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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