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    Property profile & analytics

    3225 Main St Buffalo, NY 14214

    • Investment properties
    • 2,568 SF
    • 0.08 lot acres
    For Sale
    View listing
    $349,000
    Last Sale
    Mar 31, 2025
    $320,000
    Value Estimations
    Cap Rate Potential
    8.9%
    Investment properties
    Location Intelligence
    Property ID
    US63-2873857
    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

    • @ Eleven Wings & Cuisines / Soul Food Restaurant / Seafood Restaurant

    Property Details for 3225 Main St

    Year built
    1910
    Lot size
    0.08 lot acres
    Property size
    2,568 SF
    Zone code
    N-3C
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    140200 79.55-4-2
    APU
    140200795542

    Description

    This exceptional mixed-use property at 3225 Main Street in Buffalo, NY, presents a unique investment opportunity. Situated on a 0.08-acre lot in a high-traffic area near the University of Buffalo's South Campus, this 3,768 square foot building offers a fully operational restaurant on the ground floor and two apartments on the second floor. The storefront boasts recent updates, including a beautifully renovated dining area, a front counter with a deli case, beverage taps, ample dry storage, a bathroom, and air conditioning. The kitchen is fully equipped with deep fryers, flat tops, an oven/range, refrigeration, and a hood system. Upstairs, the two apartments provide excellent potential for rental income, either as tenant-occupied units or for owner occupancy. A large backyard offers additional space, potentially usable as an extension of the restaurant or as an amenity for apartment tenants. Significant recent improvements include a five-year-old roof, completely new electrical service, and two new hot water tanks. The property also features a full basement and all utilities are separately metered. This property is priced at $349,000 and offers a compelling blend of commercial and residential income potential in a desirable Buffalo location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $310,000
      ML approach
      $310,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $460,000
      6.5%
      $425,000
      7%
      $395,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $259,000
      Market price range: $129k - $278k
      AI Estimate
      $269,000
      Market price range: $150k - $280k

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $205,000
      Current use
      RETAIL STORES
      $370,000
      Change: +80% Conversion: Easy
      NEIGHBORHOOD: SHOPPING CENTER
      $335,000
      Change: +63% Conversion: Difficult
      OFFICE BUILDING
      $300,000
      Change: +45% Conversion: Easy
      AUTO REPAIR, GARAGE
      $250,000
      Change: +22% Conversion: Difficult

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

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.8251
    Latitude
    42.9515
    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
    2023
    $857
    $33,100
    $131,900
    $165,000
    -
    $47,286
    $188,428
    $235,714

    Comparable in this City

    • Value Estimation
      $385,000
      2,776 SF

      2142 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 2,776 SF
      2142 Main St, Buffalo, NY 14214-2634
      View Details
    • Value Estimation
      $95,000
      1,681 SF

      2079 Fillmore Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 1,681 SF
      2079 Fillmore Ave, Buffalo, NY 14214-2825
      View Details
    • Value Estimation
      $310,000
      5,630 SF

      2261 Fillmore Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 5,630 SF
      2261 Fillmore Ave, Buffalo, NY 14214-2163
      View Details
    • Value Estimation
      $340,000
      3,000 SF

      2528 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,000 SF
      2528 Main St, Buffalo, NY 14214-2010
      View Details
    • Value Estimation
      $255,000
      4,060 SF

      2171 Fillmore Ave

      OFFICE/RESIDENTIAL (MIXED USE) • 4,060 SF
      2171 Fillmore Ave, Buffalo, NY 14214-2513
      View Details
    • Value Estimation
      $255,000
      3,228 SF

      2780 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,228 SF
      2780 Main St, Buffalo, NY 14214-1704
      View Details

    Similar Nearby for Sale

    • $1,300,000
      11,567 SF

      Main St Mixed-Use Investment

      High-yield Buffalo, NY property. Fully leased, 6.91% cap rate.
      2321 Main St, Buffalo, NY 14214
      View Details
    • $724,900
      11,824 SF

      Mixed-Use Investment Opportunity

      Mixed-use investment property with renovation potential near UB South campus.
      2297-2303 Main St, Buffalo, NY 14214
      View Details
    • $1,300,000
      11,567 SF

      Mixed-Use Building on Main Street

      Fully occupied mixed-use building with six apartments and storefronts.
      2321-2331 Main St, Buffalo, NY 14214
      View Details
    • $724,900
      11,824 SF

      Main Street Retail Investment Opportunity

      8-Unit Mixed-Use Building, High Potential
      2297-2303 Main St, Buffalo, NY 14214
      View Details
    • $329,000
      4,235 SF

      Mixed-Use Property Near UB Campus

      Mixed-use property with parking, garage, and apartment near UB.
      3236 Main St, Buffalo, NY 14214
      View Details
    • Contact for pricing
      0.07 Acres

      Residential Lot in Buffalo, NY

      Vacant residential lot, great opportunity for investors or homeowners.
      27 Pauline St, Buffalo, NY 14214
      View Details

    Similar Nearby for Lease

    • $16 SF/Yr
      1,800 SF

      Freestanding Building on Large Lot

      1800 SF building on one-acre lot available for lease.
      1963 Fillmore Ave, Buffalo, NY 14214
      View Details
    • $13 SF/Yr
      2,286 SF

      Main Street Retail Spaces

      Prime Buffalo retail, 1000-1200 SF
      2323 Main St, Buffalo, NY 14214
      View Details
    • Contact for pricing

      Main Street Commercial Property

      Prime Buffalo location, 3 divisible spaces.
      2637 Main St, Buffalo, NY 14214
      View Details
    • Contact for pricing

      Former Roller Rink Available

      Former Arcadia Skating Center available for lease or purchase.
      30 East Amherst St, Buffalo, NY 14214
      View Details
    • $16 SF/Yr
      11,200 SF

      Former Rite Aid on Main

      Freestanding retail property in a densely populated Buffalo location.
      2585 Main St, Buffalo, NY 14214
      View Details
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    3225 Main St
    Buffalo, NY 14214
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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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