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Property profile & analytics
OFF-MARKET
Estimated value
$870,000
Office buildings
2715 Niagara Fls Blvd, Amherst, NY 14228-2237
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US63-1071425
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Total area
6,927 SF
Lot
0.92 ac (40,075 SF)
Zoning code
GB
APN
142289 40.06-6-12.1
UPID
US63-1071425
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.18M
Blend (final)
Blend
$870k
Owner & transaction history
Nww LLC · 16 yrs held
Nww LLC
since 2010
Last sale
$3,350
5 recorded transactions
Zoning & alternative use
GB · Amherst, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$995,000
+23.8%
Neighborhood: shopping center
$900,000
+11.9%
Restaurant
$860,000
+6.8%
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
$805,000
Current use
RETAIL STORES
$995,000
Change: +24% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$900,000
Change: +12% · Conversion: Difficult
RESTAURANT
$860,000
Change: +7% · Conversion: Moderate
AUTO REPAIR, GARAGE
$675,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$870k
Range $783k – $957k · ±10% · vs last sale $3k (Mar 20 2024)
Last sale anchor
$3k
Mar 20 2024
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
$126 / 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
$22,047
Tax year 2019
Assessed value
$850,000
Assessed 2023
Previous assessed
$850,000
+0.0% YoY
Effective rate
2.59%
On assessed value
Assessed land
$360,000
Assessed improvement
$490,000
Land market value
$580,645
Improvement market value
$790,323
Total market value
$1,370,968
Applied tax rate
142,207.0000
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
Off-Market
Year built
2005
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
6,927 SF
Lot
0.92 ac (40,075 SF)
Zoning code
GB
APN
142289 40.06-6-12.1
UPID
US63-1071425
Jurisdiction
ERIE
Zoning & alternative use
GB · Amherst, NY
Zoning GB · permitted uses
GB · Amherst, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Amherst. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$805,000
RETAIL STORES
Est. value
$995,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$900,000
RESTAURANT
Est. value
$860,000
AUTO REPAIR, GARAGE
Est. value
$675,000
OFFICE BUILDING Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
2005
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.92 ac
Current owner
From public records · entity-resolved
Nww LLC
Entity
Mailing address
3601 SENECA ST #100, BUFFALO, NY 14224-3452
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 1, 2020
—
Nww LLC
—
Deed
related
$825,286 · Donald P & Nancy W Ware
Mar 2, 2010
$710,000
Nww LLC
First Niagara Bk
Grant Deed
$1,310,000 · Evans Bank NA
—
—
Nww LLC
—
Deed Of Trust
related
$825,286 · Donald P & Nancy W Ware
—
—
Nww LLC
—
Deed Of Trust
related
$1,277,836 · Evans Bank NA
—
—
Nww LLC
—
Deed Of Trust
related
$1,309,999 · Evans Bank NA
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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