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Property profile & analytics
FOR LEASE
Strip malls
2625 Delaware Ave Buffalo, NY 14216
Entity Owned
17-yr Hold
Free & Clear
Property ID
US63-3301268
For Lease
1 / 3
$3,275,000
2625 Delaware Ave, Buffalo, NY 14216
View Listing →
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1950
Total area
28,712 SF
Lot
5.56 ac (242,161 SF)
Zoning code
D-S
APN
140200 78.47-2-1.121
UPID
US63-3301268
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
-
Yen-Ngoc T. Pham, MD Medical Clinic
-
John Coyne Pediatrician Medical Clinic
-
Jaelle Bacon Alternative Medicine Practice
-
Robert Schulman Pediatrician Medical Clinic
-
Dr. Juliana Marciniak Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.28M
Owner & transaction history
Delaware Place Associates LLC · 17 yrs held
Delaware Place Associates LLC
since 2008
1 recorded transaction
Zoning & alternative use
D-S · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.1M
+10.7%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,725,000
Current use
RETAIL STORES
$4,125,000
Change: +11% · Conversion: Easy
RESTAURANT
$3,555,000
Change: -5% · Conversion: Difficult
OFFICE BUILDING
$3,330,000
Change: -11% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,030,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$3.28M
Range $2.95M – $3.60M · ±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
$114 / 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
$81,568
Tax year 2019
Assessed value
$5,400,000
Assessed 2023
Previous assessed
$5,400,000
+0.0% YoY
Effective rate
1.51%
On assessed value
Assessed land
$713,700
Assessed improvement
$4,686,300
Land market value
$1,019,571
Improvement market value
$6,694,715
Total market value
$7,714,286
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
For Lease
Year built
1950
Heating
NONE
Cooling
PARTIAL
Buildings
3
Stories
1
Total area
28,712 SF
Lot
5.56 ac (242,161 SF)
Zoning code
D-S
APN
140200 78.47-2-1.121
UPID
US63-3301268
Jurisdiction
ERIE
Zoning & alternative use
D-S · Buffalo, NY
Zoning D-S · permitted uses
D-S · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.7M
RETAIL STORES
Est. value
$4.1M
RESTAURANT
Est. value
$3.6M
OFFICE BUILDING
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$3.0M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
RESTAURANT
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1950
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
5.56 ac
Current owner
From public records · entity-resolved
Delaware Place Associates LLC
Entity
Free & Clear · 17 yrs held
Mailing address
501 JOHN JAMES AUDUBON PKWY STE #400, AMHERST, NY 14228-1143
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2008
—
Delaware Place Associates LLC
Delaware Place Associates LLC
Quit Claim 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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