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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    2155 Sheridan Dr Buffalo, NY 14223-1473

    • Investment properties
    • 10,890 SF
    • 0.67 lot acres
    OFF-MARKET
    Last Sale
    Jun 16, 2021
    $850,000
    Value Estimations
    $965,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-2811196
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Dr. Joseph S. Testa, MD / Family Practice Physician

    Property Details for 2155 Sheridan Dr

    Year built
    1988
    Lot size
    0.67 lot acres
    Property size
    10,890 SF
    Zone code
    C
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    146489 66.33-3-2.12
    APU
    14648966333212

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $960,000
      ML approach
      $975,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $977,000
      Market price range: $664k - $1.21M
      AI Estimate
      $1,037,000
      Market price range: $664k - $1.29M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $920,000
      Current use
      RETAIL STORES
      $1,565,000
      Change: +70% Conversion: Easy
      NEIGHBORHOOD: SHOPPING CENTER
      $1,415,000
      Change: +54% Conversion: Difficult
      RESTAURANT
      $1,350,000
      Change: +47% Conversion: Difficult
      OFFICE BUILDING
      $1,265,000
      Change: +38% Conversion: Easy
      AUTO REPAIR, GARAGE
      $1,060,000
      Change: +15% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.8539
    Latitude
    42.9804
    CBSA code
    15380
    CBSA name
    BUFFALO-NIAGARA FALLS, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2019
    $37,667
    $160,000
    $120,500
    $280,500
    -
    $666,695
    $502,105
    $1,168,800

    Comparable in this City

    • Value Estimation
      $355,000
      4,610 SF

      440 Niagara Fls Blvd

      STORE/OFFICE (MIXED USE) • 4,610 SF
      440 Niagara Fls Blvd, Buffalo, NY 14223
      View Details
    • Value Estimation
      $305,000
      3,677 SF

      471 Englewood Ave

      STORE/OFFICE (MIXED USE) • 3,677 SF
      471 Englewood Ave, Buffalo, NY 14223-2865
      View Details
    • Value Estimation
      $270,000
      3,920 SF

      835 Englewood Ave

      STORE/OFFICE (MIXED USE) • 3,920 SF
      835 Englewood Ave, Buffalo, NY 14223-2310
      View Details
    • Value Estimation
      $470,000
      15,284 SF

      215 Highland Pkwy

      STORE/OFFICE (MIXED USE) • 15,284 SF
      215 Highland Pkwy, Buffalo, NY 14223-1407
      View Details
    • Value Estimation
      $245,000
      3,670 SF

      739 Englewood Ave

      STORE/OFFICE (MIXED USE) • 3,670 SF
      739 Englewood Ave, Buffalo, NY 14223-2406
      View Details
    • Value Estimation
      $290,000
      3,505 SF

      804 Niagara Fls Blvd

      STORE/OFFICE (MIXED USE) • 3,505 SF
      804 Niagara Fls Blvd, Buffalo, NY 14223-1838
      View Details

    Similar Nearby for Sale

    • $599,900

      Commercial Land on Sheridan Drive

      Commercial land available on Sheridan Drive in Tonawanda, NY.
      2084 Sheridan Dr, Tonawanda, NY 14223
      View Details
    • $699,900
      3,500 SF

      Prime Buffalo Auto Repair Business

      Established auto repair shop, high traffic area.
      252 Kenmore Ave, Buffalo, NY 14223
      View Details
    • $565,000
      6,452 SF

      Retail Building on Niagara Falls

      6452 SF retail building with attached garage and parking.
      440 Niagara Falls Blvd, Buffalo, NY 14223
      View Details
    • $325,000
      4,128 SF

      Englewood Avenue Commercial Space Available

      Commercial space with long-term tenant and development potential.
      1060 Englewood Ave, Buffalo, NY 14223
      View Details
    • $900,000

      Fully Leased Tonawanda Office Building

      Fully leased office building in Tonawanda, NY, for sale.
      1430 Colvin Blvd, Tonawanda, NY 14223
      View Details
    • $565,000

      Niagara Falls Blvd Retail Opportunity

      6452 SF building on Niagara Falls Blvd with parking.
      440 Niagara Falls Blvd, Tonawanda, NY 14223
      View Details

    Similar Nearby for Lease

    • $1,500 /Mo

      Tonawanda Retail/Office Space Available

      Retail or office space in a densely populated neighborhood.
      43 Lincoln Park Dr, Buffalo, NY 14223
      View Details
    • $8 SF/Yr
      5,600 SF

      Kenmore Avenue Retail/Office/Medical Space

      Retail, office, or medical space for lease on Kenmore.
      956-976 Kenmore Ave, Buffalo, NY 14223
      View Details
    • Contact for pricing
      3,000 SF

      Neighborhood Plaza Retail Storefront Available

      3000 sq ft storefront in busy plaza for lease.
      316 Kenmore Ave, Buffalo, NY 14223
      View Details
    • $10 SF/Yr
      1,950 SF

      Tonawanda Retail/Office Space Available

      Highly visible retail or office space in busy plaza.
      215 Highland Pkwy, Buffalo, NY 14223
      View Details
    • $14 SF/Yr
      4,131 SF

      Retail Space in Community Center

      Retail space available in a well-located community shopping center.
      1800 Sheridan Dr, Buffalo, NY 14223
      View Details
    • $12 SF/Yr
      1,340 SF

      Retail Space Available For Rent

      Retail spaces available for rent, 1100 and 1340 sq. ft.
      2155-2179 Sheridan Dr, Buffalo, NY 14223
      View Details
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    Buffalo, NY 14223-1473
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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