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Property profile & analytics
OFF-MARKET
Estimated value
$8,420,000
Assisted living facilities
3030 Clinton St Buffalo, NY 14224-1373
Entity Owned
~
Est. High Equity
Property ID
US63-0705517
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1996
Total area
53,638 SF
Lot
14.65 ac (638,154 SF)
Zoning code
12
APN
146800 124.15-2-11.2
UPID
US63-0705517
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
Current use
Occupant on record · Public records
-
Eden Heights of West Seneca Assisted Living Nursing Home Retirement Community
-
Lucas Mann Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.42M
Owner & transaction history
West Seneca Holding LLC
West Seneca Holding LLC
since 2025
Last sale
$8.5M
7 recorded transactions
Zoning & alternative use
12 · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.7M
+863.2%
Commercial (general)
$5.7M
+858.1%
Office building
$5.4M
+797.8%
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 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
$8,340,000
ML approach
$8,340,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,740,000
Change: +863% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,710,000
Change: +858% · Conversion: Difficult
OFFICE BUILDING
$5,350,000
Change: +798% · Conversion: Difficult
Blend value · Realmo final
$8.42M
Range $7.58M – $9.26M · ±10% · vs last sale $8.50M (May 29 2025)
Last sale anchor
$8.50M
May 29 2025
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
$157 / 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
$2,163,000
Assessed 2023
Previous assessed
$2,163,000
+0.0% YoY
Assessed land
$129,300
Assessed improvement
$2,033,700
Land market value
$497,308
Improvement market value
$7,821,923
Total market value
$8,319,231
Applied tax rate
146,801.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1996
Heating
STEAM
Cooling
CENTRAL
Stories
1
Rooms
6
Bathrooms
1
Total area
53,638 SF
Lot
14.65 ac (638,154 SF)
Zoning code
12
APN
146800 124.15-2-11.2
UPID
US63-0705517
Jurisdiction
ERIE
Zoning & alternative use
12 · Buffalo, NYZoning 12 · permitted uses
12 · Buffalo, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$5.7M
COMMERCIAL (GENERAL)
Est. value
$5.7M
OFFICE BUILDING
Est. value
$5.4M
RESTAURANT
COMMERCIAL (GENERAL)
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
1996
Heating
STEAM
Cooling
Yes
Stories
1
Rooms
6
Bathrooms
1
Lot
14.65 ac
Current owner
From public records · entity-resolved
West Seneca Holding LLC
Entity
Mailing address
4 WINNERS CIR, ALBANY, NY 12205-1121
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
24 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 2025
$8,500,000
West Seneca Holding LLC
Broadview Federal Credit Union
Bargain & Sale Deed
$13,650,000 · Merchants Bank Of Indiana
Mar 7, 2024
$8,339,887
Broadview Federal Credit Union
Ralph M Mohr
Deed
—
Jun 4, 2010
$30,000
Nb-west Seneca Tic 4 LLC
Brothers West Seneca Nelson
Grant Deed
—
May 6, 2010
$56,028
Nelson Brothers West Seneca
Brothers West Seneca Nelson
Grant Deed
—
Mar 24, 2010
$70,000
Nb-west Seneca Tic 28 LLC
Nelson Brothers West Seneca Ll
Grant Deed
—
Jan 26, 2010
$504,269
Nb-westseneca Tic 27 LLC
Nelson Bros West Seneca LLC
Grant Deed
—
Jan 26, 2010
$150,000
Nb-west Seneca Tic 26 LLC
Nelson Brothers West Seneca Ll
Grant Deed
—
Jan 8, 2010
$300,000
Nelson Brothes W Seneca Invest
Nelson Brothers W Seneca LLC
Grant Deed
—
Dec 17, 2009
$672,353
Nb-west Seneca Tic 25 LLC
Nelson Brothers West Seneca Ll
Grant Deed
—
Dec 7, 2009
$310,000
Nelson Brothers West Seneca
Nelson Bros West Seneca LLC
Grant Deed
—
Oct 28, 2009
$280,149
Nelson Brothers West Seneca In
Welson Brothers West Seneca Ll
Grant Deed
—
Oct 21, 2009
$392,204
Nb-westseneca Tic 23 LLC
Nelson Brothers West Seneca Ll
Grant Deed
—
Oct 21, 2009
$305,919
Nb-west Seneca Tic 24 LLC
Nelson Brothers West Seneca Ll
Grant Deed
—
Sep 28, 2009
$279,677
Nb-west Seneca Tic 22 LLC
Nelson Brothers West Seneca Ll
Grant Deed
—
Sep 28, 2009
$336,176
Nb-west Seneca Tic 21 LLC
Nelson Brothers West Seneca Ll
Grant Deed
—
Sep 28, 2009
$100,000
Nb-west Seneca Tic 20 LLC
Nelson Brothers West Seneca Ll
Grant Deed
—
Sep 2, 2009
$336,176
Nelson Bros West Seneca Invest
Nelson Brothers West Seneca Ll
Grant Deed
—
Aug 7, 2009
$560,287
Nelson Brothers
Nelson Brothers West Seneca Ll
Grant Deed
—
Jul 16, 2009
$470,645
Nb-west Seneca Tic 18 LLC
Nelson Brothers West Seneca Ll
Grant Deed
—
Jul 16, 2009
$224,121
Nb-west Seneca Tic 14 LLC
Nelson Brothers West Seneca Ll
Grant Deed
—
Jul 16, 2009
$459,443
Nb-west Seneca Tic 7 LLC
Nelson Brothers West Seneca Ll
Grant Deed
—
Jun 12, 2009
$268,496
Nb-west Seneca Tic5 LLC
Nelson Brothers West Seneca Ll
Grant Deed
—
Jun 12, 2009
$493,058
Nb-west Seneca Tic4 LLC
Nelson Brothers West Seneca Ll
Grant Deed
—
Apr 15, 2009
$15,000,000
Nb-west Seneca Tic1 LLC
Eden Heights Of West Seneca
Grant Deed
$9,675,000 · Eden Heights Of West Seneca LP
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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