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Property profile & analytics
OFF-MARKET
Investment properties
279 Ontario St Buffalo, NY 14207-1529
Individually Owned
Free & Clear
Property ID
US63-6240793
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1980
Total area
6,805 SF
Lot
0.21 ac (9,313 SF)
Zoning code
N-3E
APN
140200 77.57-3-36
UPID
US63-6240793
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Ihsan Msaed
Ihsan Msaed
since 2025
Last sale
$305,000
7 recorded transactions
Zoning & alternative use
N-3E · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$1,273
Tax year 2023
Assessed value
$245,000
Assessed 2023
Previous assessed
$245,000
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$9,600
Assessed improvement
$235,400
Land market value
$13,714
Improvement market value
$336,286
Total market value
$350,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1980
Heating
NONE
Buildings
1
Stories
2
Total area
6,805 SF
Lot
0.21 ac (9,313 SF)
Zoning code
N-3E
APN
140200 77.57-3-36
UPID
US63-6240793
Jurisdiction
ERIE
Zoning & alternative use
N-3E · Buffalo, NY
Zoning N-3E · permitted uses
N-3E · 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.
Building & site characteristics
From public records
Year built
1980
Heating
NONE
Stories
2
Buildings
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Ihsan Msaed
Individual
Free & Clear · 0 yrs held
Mailing address
19 TIMBERLANE DR, WILLIAMSVILLE, NY 14221-1421
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 8, 2025
$305,000
Ihsan Msaed
Bridget A Williams
Deed
—
Nov 25, 2024
$306,559
Jennifer G Flannery
Best Home Wny INC
Deed
related
—
Nov 13, 2024
—
Bridget A Williams
Jennifer G Flannery
Deed
—
Nov 2, 2023
—
Best Home Wny INC
—
Deed
related
$50,000 · Mushtaq Aljenahi
Apr 27, 2022
—
Best Homes Wny INC
—
Deed
related
$100,000 · Mushtaq Aljenahi
Dec 14, 2020
—
Best Home Wny INC
—
Deed
related
$200,000 · Albert Hanna
Oct 12, 2020
—
Best Home Wny INC
—
Deed
related
$100,000 · Albert Hanna
Sep 30, 2019
—
Best Home Wny INC
3 Jewels LLC
Quit Claim Deed
related
—
May 7, 2018
$239,500
3 Jewels LLC
Riverside Mf INC
Warranty Deed
$67,500 · Riverside Mf INC
Jun 26, 2015
$110,000
Riverside Mf INC
Drcml LLC
Warranty Deed
—
Aug 20, 2008
$180,000
Drcml LLC
International Realty Of Wny LLC
Warranty Deed
—
Mar 8, 2006
$120,000
International Realty Of Wny LLC
Harvey,betty J
Warranty Deed
$65,000 · Betty Harvey
—
—
Drcml LLC
—
Deed Of Trust
related
$600,000 · Centurion Capital Corp
—
—
Best Home Wny INC
—
Deed Of Trust
related
$100,000 · Albert Hanna
—
—
Best Home Wny INC
—
Deed Of Trust
related
$200,000 · Albert Hanna
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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