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    Property profile & analytics

    2561 Un Rd Buffalo, NY 14227

    • Retail space
    • 11,421 SF
    • 1.61 lot acres
    OFF-MARKET
    Value Estimations
    $110,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0209998
    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

    • Retail space

    Property Details for 2561 Un Rd

    Year built
    1999
    Lot size
    1.61 lot acres
    Property size
    11,421 SF
    Zone code
    05C
    Property type
    Retail space
    APN
    143089 113.20-2-1.121
    APU
    1430891132021121

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $110,000

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

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.7531
    Latitude
    42.8819
    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
    2023
    $0.00
    $570,000
    $2,570,000
    $3,140,000
    -
    $626,374
    $2,824,175
    $3,450,549

    Comparable in this City

    • Value Estimation
      $320,000
      12,815 SF

      130 Losson Rd

      RETAIL STORES (PERSONAL SERVICES) • 12,815 SF
      130 Losson Rd, Buffalo, NY 14227-2344
      View Details
    • Value Estimation
      $280,000
      4,635 SF

      2618 Un Rd

      RETAIL STORES (PERSONAL SERVICES) • 4,635 SF
      2618 Un Rd, Cheektowaga, NY 14227-2210
      View Details
    • Value Estimation
      $260,000
      4,600 SF

      145 French Rd

      RETAIL STORES (PERSONAL SERVICES) • 4,600 SF
      145 French Rd, Buffalo, NY 14227-2710
      View Details
    • Value Estimation
      $205,000
      14,550 SF

      1180 French Rd

      RETAIL STORES (PERSONAL SERVICES) • 14,550 SF
      1180 French Rd, Buffalo, NY 14227-3706
      View Details
    • Value Estimation
      $620,000
      420,205 SF

      2875 Un Rd

      FINANCIAL BUILDING • 420,205 SF
      2875 Un Rd, Cheektowaga, NY 14227-1470
      View Details
    • Value Estimation
      $165,000
      3,721 SF

      143 French Rd

      FINANCIAL BUILDING • 3,721 SF
      143 French Rd, Buffalo, NY 14227
      View Details

    Similar Nearby for Sale

    • $520,000
      6,119 SF

      Harlem Road Commercial Opportunity

      6,119 sqft building on 0.62 acres in high-traffic location.
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      Retail Storefront on Corner Lot

      Retail space available for lease or entire property for sale.
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    • $899,900

      Retail Investment Property For Sale

      Retail investment property with two tenants and ample parking.
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    • $520,000
      6,119 SF

      High-Traffic Cheektowaga Commercial Opportunity

      6,119 Sqft flexible space on 0.62 acres in Buffalo, NY.
      1113- Harlem Rd, Buffalo, NY 14227
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    • $249,900

      Mixed-Use Property with Barber Shop

      Turnkey investment opportunity with residential and business potential.
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      Former Restaurant, Bar, and Banquet

      Remodeled restaurant, bar, and banquet facility with large parking lot.
      204 Como Park Blvd, Cheektowaga, NY 14227
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    Similar Nearby for Lease

    • Contact for pricing

      Retail Space in Cheektowaga Plaza

      3,600 SF retail space in busy shopping center.
      1450 French Rd, Cheektowaga, NY 14227
      View Details
    • Contact for pricing
      2,351 SF

      Restaurant Space with Drive-Through

      2,351 SF restaurant space with drive-through, built in 2018.
      3941 Broadway St, Buffalo, NY 14227
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    • $16 SF/Yr

      Renovated Retail Space with High Visibility

      Subdividable retail space with high traffic and ample parking.
      2675 Un Rd & William St, Cheektowaga, NY 14227
      View Details
    • Contact for pricing

      Turn-Key Restaurant with Drive-Thru

      Former Pizza Hut with drive-thru in busy shopping center.
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    • $10 SF/Yr
      1,902 SF

      Union Road Executive Office Space

      1,902 SF Office, Vacant, 15 Parking Spaces
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    • Contact for pricing
      7,820 SF

      Cheektowaga Warehouse Space Sublease

      Warehouse space available for sublease near Broadway and Harlem Road.
      2501 Broadway St, Buffalo, NY 14227
      View Details
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    2561 Un Rd
    Buffalo, NY 14227
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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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