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Property profile & analytics
OFF-MARKET
Estimated value
$1,500,000
Investment properties
296 Delaware Ave Buffalo, NY 14202
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-2304720
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1920
Total area
20,000 SF
Lot
0.48 ac (20,839 SF)
Zoning code
N-1C
APN
140200 111.29-7-7
UPID
US63-2304720
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
$1.56M
Blend (final)
Blend
$1.50M
Owner & transaction history
300 Delaware Associates LLC · 5 yrs held
300 Delaware Associates LLC
since 2020
6 recorded transactions
Zoning & alternative use
N-1C · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.5M
+0.7%
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
COMMERCIAL (GENERAL)
$2,460,000
Current use
RESTAURANT
$2,475,000
Change: +1% · Conversion: Difficult
OFFICE BUILDING
$2,320,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$1.50M
Range $1.35M – $1.65M · ±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
$75 / 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
Tax billed
$4,937
Tax year 2023
Assessed value
$950,000
Assessed 2023
Previous assessed
$950,000
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$230,000
Assessed improvement
$720,000
Land market value
$328,571
Improvement market value
$1,028,572
Total market value
$1,357,143
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
1920
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
20,000 SF
Lot
0.48 ac (20,839 SF)
Zoning code
N-1C
APN
140200 111.29-7-7
UPID
US63-2304720
Jurisdiction
ERIE
Zoning & alternative use
N-1C · Buffalo, NY
Zoning N-1C · permitted uses
N-1C · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.5M
RESTAURANT
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.3M
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
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
1920
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.48 ac
Current owner
From public records · entity-resolved
300 Delaware Associates LLC
Entity
Mailing address
295 MAIN ST RM #700, BUFFALO, NY 14203-2507
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 8, 2020
—
300 Delaware Associates LLC
—
Deed
related
$800,000 · Northwest Bk
Mar 14, 2018
—
300 Delaware Associates LLC
—
Deed
related
$565,691 · M&t Bk
—
—
300 Delaware Associates LLC
—
Deed Of Trust
related
$114,000 · Manufacturers Traders & Trust
—
—
300 Delaware Associates LLC
—
Loan Modification
related
$565,691 · M&t Bk
—
—
300 Delaware Associates LLC
—
Deed Of Trust
related
$800,000 · Northwest Bk
—
—
300 Delaware Associates LLC
—
Deed Of Trust
related
$800,000 · Northwest Bk
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
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