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Property profile & analytics
OFF-MARKET
Estimated value
$1,325,000
Retail space
2585 Main St, Buffalo, NY 14214-2023
Entity Owned
9-yr Hold
Free & Clear
Property ID
US63-6267478
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1998
Total area
11,340 SF
Lot
1.33 ac (57,935 SF)
Zoning code
N-3C
APN
140200 89.36-6-1.1
UPID
US63-6267478
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
-
Nicholas C. Matteliano, PharmD Pharmacy
-
Wendy S. Gartz, RPh Pharmacy
-
Rite Aid Pharmacy
-
GNC at Rite Aid (Bike/Boat/Book/etc) Store Pharmacy
-
Rite Aid Photo (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.70M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.33M
Owner & transaction history
Lincol Ptshp 2015 LLC · 9 yrs held
Lincol Ptshp 2015 LLC
since 2016
7 recorded transactions
Zoning & alternative use
N-3C · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$1,840,000
6.5%
$1,700,000
7%
$1,580,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,630,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,470,000
Change: -10% · Conversion: Moderate
RESTAURANT
$1,405,000
Change: -14% · Conversion: Easy
OFFICE BUILDING
$1,315,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.33M
Range $1.19M – $1.46M · ±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
$117 / 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
Tax billed
$12,473
Tax year 2023
Assessed value
$2,000,000
Assessed 2023
Previous assessed
$2,400,000
-16.7% YoY
Effective rate
0.62%
On assessed value
Assessed land
$410,200
Assessed improvement
$1,589,800
Land market value
$586,000
Improvement market value
$2,271,143
Total market value
$2,857,143
Applied tax rate
140,200.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1998
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
11,340 SF
Lot
1.33 ac (57,935 SF)
Zoning code
N-3C
APN
140200 89.36-6-1.1
UPID
US63-6267478
Jurisdiction
ERIE
Zoning & alternative use
N-3C · Buffalo, NY
Zoning N-3C · permitted uses
N-3C · 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
RETAIL STORES Current
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
RESTAURANT
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
OFFICE BUILDING
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
1998
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.33 ac
Current owner
From public records · entity-resolved
Lincol Ptshp 2015 LLC
Entity
Free & Clear · 9 yrs held
Mailing address
26527 AGOURA RD STE #200, CALABASAS, CA 91302-2994
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 13, 2021
—
Lincoln Partnership 2015 LLC
—
Deed
related
$210,737 · Symetra Life Insurance Co
Apr 9, 2021
—
Lincoln Partnership 2015 LLC
—
Deed
related
$210,737 · Symetra Life Insurance Co
Nov 18, 2016
—
Lincoln Partnership 2015 LLC
—
Deed
related
$95,000 · Atlantic Stewardaship
Jul 28, 2016
$3,388,000
Lincol Ptshp 2015 LLC
Rpai New York Portfolio LLC
Grant Deed
—
Nov 18, 2005
$3,705,252
Inland Wstn Ny Portfolio LLC
Allentown Properties LLC
Grant Deed
—
Feb 24, 2005
—
Allentown Properties LLC
Randall Benderson 1993-1 Trust P
Warranty Deed
related
—
—
—
Inland Western Ny Portfolio Ll
—
Deed Of Trust
related
$53,132,753 · Nomura Credit & Capital INC
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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