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Property profile & analytics
FOR SALE
Office buildings
2100 Union Rd, West Seneca, NY 14224
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-2911822
For Sale
1 / 44
$1,199,900
2100 Union Rd, West Seneca, NY 14224
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1995
Total area
6,000 SF
Lot
0.93 ac (40,511 SF)
Zoning code
10
APN
146800 124.20-12-42
UPID
US63-2911822
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
-
Patrick Oconnor, PT Physician
-
Buffalo Rehab Group Physician
-
Lindsay Zirnheld, PT Physician
-
Sarah E. Mattson, PT Physician
-
Michael E. Golden, PT Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.23M
Comparable Approach
Comparable
$1.08M
Blend (final)
Blend
$1.06M
Owner & transaction history
960 French Road LP · 1 yrs held
960 French Road LP
since 2025
1 recorded transaction
Zoning & alternative use
10 · West Seneca, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$860,000
+6.9%
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 West Seneca submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs West Seneca 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%
$1,330,000
6.5%
$1,230,000
7%
$1,140,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$805,000
Current use
RETAIL STORES
$860,000
Change: +7% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$780,000
Change: -3% · Conversion: Difficult
RESTAURANT
$745,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$1.06M
Range $954k – $1.17M · ±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
$177 / 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
$28,376
Tax year 2019
Assessed value
$325,400
Assessed 2023
Previous assessed
$325,400
+0.0% YoY
Effective rate
8.72%
On assessed value
Assessed land
$85,000
Assessed improvement
$240,400
Land market value
$326,923
Improvement market value
$924,615
Total market value
$1,251,538
Applied tax rate
146,801.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Sale
Year built
1995
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
6,000 SF
Lot
0.93 ac (40,511 SF)
Zoning code
10
APN
146800 124.20-12-42
UPID
US63-2911822
Jurisdiction
ERIE
Zoning & alternative use
10 · West Seneca, NY
Zoning 10 · permitted uses
10 · West Seneca, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
West Seneca. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$805,000
RETAIL STORES
Est. value
$860,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$780,000
RESTAURANT
Est. value
$745,000
OFFICE BUILDING Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
1995
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.93 ac
Current owner
From public records · entity-resolved
960 French Road LP
Entity
Free & Clear · 1 yrs held
Mailing address
2100 UN RD, WEST SENECA, NY 14224-1400
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
May 1, 2025
$1,040,000
960 French Road LP
Lambert Oconnor & Zablonski INC
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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