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Property profile & analytics
FOR LEASE
Office buildings
2410 N Forest Rd, Amherst, NY 14068
Individually Owned
18-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-3520786
For Lease
1 / 2
$7,470,000
2410 N Forest Rd, Amherst, NY 14068
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2008
Total area
81,920 SF
Lot
3.82 ac (166,399 SF)
APN
142289 55.01-1-22
UPID
US63-3520786
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
-
Tiveron Law PLLC Law Firm
-
Law Office of Randy H. Gugino Law Firm
-
Ryan Connolly Team Real Estate Agency
-
Steven M. Cohen Attorney Law Firm
-
CCMA, LLC Business To Business Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.27M
Blend (final)
Blend
$7.47M
Owner & transaction history
Town Of Amherst Indl Dev Agency · 18 yrs held
Town Of Amherst Indl Dev Agency
since 2008
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$11.9M
+24.4%
Restaurant
$11.2M
+17.0%
Neighborhood: shopping center
$11.1M
+15.9%
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 Amherst submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Amherst 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
OFFICE BUILDING
$9,570,000
Current use
RETAIL STORES
$11,900,000
Change: +24% · Conversion: Moderate
RESTAURANT
$11,195,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$11,090,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,235,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$7.47M
Range $6.72M – $8.22M · ±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
$91 / 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
$11,128
Tax year 2019
Assessed value
$5,853,000
Assessed 2023
Previous assessed
$5,853,000
+0.0% YoY
Effective rate
0.19%
On assessed value
Assessed land
$380,000
Assessed improvement
$5,473,000
Land market value
$612,903
Improvement market value
$8,827,420
Total market value
$9,440,323
Applied tax rate
142,203.0000
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
OFFICE BUILDING
Status
For Lease
Year built
2008
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
81,920 SF
Lot
3.82 ac (166,399 SF)
APN
142289 55.01-1-22
UPID
US63-3520786
Jurisdiction
ERIE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$9.6M
RETAIL STORES
Est. value
$11.9M
RESTAURANT
Est. value
$11.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.1M
AUTO REPAIR, GARAGE
Est. value
$8.2M
OFFICE BUILDING Current
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
2008
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
3.82 ac
Current owner
From public records · entity-resolved
Town Of Amherst Indl Dev Agency
Individual
Free & Clear · 18 yrs held
Mailing address
5166 MAIN ST, WILLIAMSVILLE, NY 14221-5246
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
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
Jun 7, 2021
—
Iskalo Office Holdings III LLC
—
Deed
related
$5,626,499 · Berkshire Bank
Jun 21, 2013
—
Iskalo Office Holdings III LLC
—
Loan Modification
related
$17,042,018 · M & T Bank
Jan 30, 2008
—
Town Of Amherst Indl Dev Agency
Iskalo Office Holdings III LLC
Quit Claim Deed
related
—
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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