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    Property profile & analytics

    2825 Niagara Falls Blvd, Unit | Amherst Buffalo, NY 14228

    • Office buildings
    • 41,988 SF
    • 4.20 lot acres
    For Sale
    View listing
    Last Sale
    Jan 13, 2023
    $1,950,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-2227029
    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

    • Neuhaus Walter G DDS / Dentist
    • University Ob/Gyn Faculty / Obstetrician-Gynecologist
    • Aderant North America Inc / Employment Agency
    • Dr. Madeline Bartels / Optometrist / Practitioner Service Location
    • Dr. Steve Kasprzak / Optometrist

    Property Details for 2825 Niagara Falls Blvd

    Year built
    1989
    Lot size
    4.20 lot acres
    Property size
    41,988 SF
    Property type
    Office buildings
    APN
    142289 26.03-2-21.1
    APU
    14228926032211

    Description

    Creekside Center, located at 2825 Niagara Falls Blvd, Buffalo, NY 14228, offers a prime medical office opportunity. This single-story building, constructed in 1989, boasts a total of 39,100 square feet, with 20,000 square feet currently available for lease. Situated on a 4.2-acre lot at a highly visible, lighted intersection of Niagara Falls Boulevard and Creekside Drive, the property benefits from 352 feet of frontage on Niagara Falls Boulevard and two prominent monument signs, ensuring excellent visibility and accessibility for tenants. The building features ample parking, with a ratio of 5 spaces per 1,000 square feet. The property is ideally situated within the Audubon Business Park, providing a convenient and professional environment. The multiple tenancy structure allows for flexibility and diverse occupancy. This is an exceptional opportunity to secure prominent medical office space in a thriving Buffalo location. The building's size and prominent location make it an ideal choice for a variety of medical practices seeking high visibility and convenient access. The substantial vacant space presents a unique opportunity for expansion or consolidation.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $2,340,000
      ML approach
      $2,175,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $2,874,000
      Market price range: $2.87M - $7.17M

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

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.8211
    Latitude
    43.0317
    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
    2019
    $51,672
    $890,000
    $610,000
    $1,500,000
    -
    $1,435,484
    $983,871
    $2,419,355

    Comparable in this City

    • Value Estimation
      $2,055,000
      20,178 SF

      1310 Sweet Home Rd

      OFFICE BUILDING • 20,178 SF
      1310 Sweet Home Rd, Buffalo, NY 14228
      View Details
    • Value Estimation
      $1,655,000
      13,516 SF

      1400-1404 Sweet Home Rd

      OFFICE BUILDING • 13,516 SF
      1400-1404 Sweet Home Rd, Amherst, NY 14228
      View Details
    • Value Estimation
      $1,125,000
      9,468 SF

      2360 Sweet Home Rd, Unit 2372

      OFFICE BUILDING • 9,468 SF
      2360 Sweet Home Rd, Buffalo, NY 14228-2329
      View Details
    • Value Estimation
      $920,000
      8,321 SF

      2425 Sweet Home Rd

      OFFICE BUILDING • 8,321 SF
      2425 Sweet Home Rd, Buffalo, NY 14228-2233
      View Details
    • Value Estimation by Request
      7,791 SF

      1260 Sweet Home Rd

      OFFICE BUILDING • 7,791 SF
      1260 Sweet Home Rd, Amherst, NY 14228-2750
      View Details
    • Value Estimation by Request
      2,580 SF

      40 Pineview Dr

      OFFICE BUILDING • 2,580 SF
      40 Pineview Dr, Amherst, NY 14228-2120
      View Details

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      Professional Office Building For Sale

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    Similar Nearby for Lease

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      Office, flex, and warehouse space near University at Buffalo.
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    • $18 SF/Yr
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      Amherst Office Space For Lease

      Modern office property with high visibility and customizable spaces available for lease.
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      Niagara Falls Boulevard Retail Spaces

      Retail and office spaces available on Niagara Falls Boulevard.
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      Prime Buffalo Industrial/Office Space

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      Amherst Office Space: 1,395-2,666 SF Available
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      3,500 SF

      Lakeview Office Space - Erie County

      Stunning 3,500 sq ft office, lake views.
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      View Details
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    Buffalo, NY 14228
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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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