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Property profile & analytics
OFF-MARKET
Estimated value
$1,780,000
Office buildings
295-297 Spindrift Dr, Buffalo, NY 14221
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US63-3784630
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2001
Total area
14,180 SF
Lot
2.5 ac (108,900 SF)
Zoning code
OB
APN
142289 81.02-1-18.121
UPID
US63-3784630
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
$1.14M
Blend (final)
Blend
$1.78M
Owner & transaction history
Spindrift Property Associates II Ll · 11 yrs held
Spindrift Property Associates II Ll
since 2014
5 recorded transactions
Zoning & alternative use
OB · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.2M
+8.7%
Retail stores
$2.0M
+2.0%
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
OFFICE BUILDING
$1,995,000
Current use
COMMERCIAL (GENERAL)
$2,170,000
Change: +9% · Conversion: Easy
RETAIL STORES
$2,035,000
Change: +2% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,840,000
Change: -8% · Conversion: Difficult
RESTAURANT
$1,755,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$1.78M
Range $1.60M – $1.96M · ±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
$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 2023Property tax & assessments
Tax year 2023
Assessed value
$2,260,000
Assessed 2023
Previous assessed
$2,260,000
+0.0% YoY
Assessed land
$390,000
Assessed improvement
$1,870,000
Land market value
$629,032
Improvement market value
$3,016,129
Total market value
$3,645,161
Applied tax rate
142,203.0000
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2001
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
14,180 SF
Lot
2.5 ac (108,900 SF)
Zoning code
OB
APN
142289 81.02-1-18.121
UPID
US63-3784630
Jurisdiction
ERIE
Zoning & alternative use
OB · Buffalo, NY
Zoning OB · permitted uses
OB · 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
OFFICE BUILDING Current
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$2.2M
RETAIL STORES
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
RESTAURANT
Est. value
$1.8M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
2001
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
2.5 ac
Current owner
From public records · entity-resolved
Spindrift Property Associates II Ll
Entity
Mailing address
297 SPINDRIFT DR, WILLIAMSVILLE, NY 14221-7894
Ownership since
2014
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
Apr 26, 2019
—
Spindrift Prop Assocs II LLC
—
Grant Deed
related
$5,895,000 · Northwest Bk
Dec 19, 2014
—
Spindrift Property Associates II Ll
Town Of Amherst Industrial Developm
Quit Claim Deed
related
—
—
—
Town Of Amherst Indl Dev Agcy
—
Deed Of Trust
related
$229,200 · First Niagara Funding INC
—
—
Spindrift Prop Assocs II LLC
—
Deed Of Trust
related
$5,895,000 · Northwest Bk
—
—
Town Of Amherst Indl Dev Agency
—
Deed Of Trust
related
$235,000 · First Niagara Funding 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.
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