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Property profile & analytics
OFF-MARKET
Estimated value
$3,730,000
Office buildings
35 George Karl Blvd, Buffalo, NY 14221-7177
Entity Owned
20-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-3607857
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2002
Total area
38,978 SF
Lot
6.25 ac (272,250 SF)
Zoning code
OB
APN
142289 81.02-2-7.112
UPID
US63-3607857
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
-
UAW Legal Services Plan Law Firm
-
UAW Advocacy Group
-
Grant Builders Inc General Contractor
-
America's Family Benefit Plans Advocacy Group
-
Erie community College
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.49M
Blend (final)
Blend
$3.73M
Owner & transaction history
County Of Erie · 20 yrs held
County Of Erie
since 2005
1 recorded transaction
Zoning & alternative use
OB · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$6.0M
+8.7%
Retail stores
$5.6M
+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
$5,490,000
Current use
COMMERCIAL (GENERAL)
$5,965,000
Change: +9% · Conversion: Easy
RETAIL STORES
$5,600,000
Change: +2% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$5,060,000
Change: -8% · Conversion: Difficult
RESTAURANT
$4,825,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$3.73M
Range $3.36M – $4.10M · ±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
$96 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$90,008
Tax year 2019
Assessed value
$3,150,000
Assessed 2023
Previous assessed
$3,150,000
+0.0% YoY
Effective rate
2.86%
On assessed value
Assessed land
$870,000
Assessed improvement
$2,280,000
Land market value
$1,403,226
Improvement market value
$3,677,419
Total market value
$5,080,645
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
OFFICE BUILDING
Status
Off-Market
Year built
2002
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
38,978 SF
Lot
6.25 ac (272,250 SF)
Zoning code
OB
APN
142289 81.02-2-7.112
UPID
US63-3607857
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
$5.5M
COMMERCIAL (GENERAL)
Est. value
$6.0M
RETAIL STORES
Est. value
$5.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.1M
RESTAURANT
Est. value
$4.8M
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
2002
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
6.25 ac
Current owner
From public records · entity-resolved
County Of Erie
Entity
Free & Clear · 20 yrs held
Mailing address
8000 E JEFFERSON AVE, DETROIT, MI 48214-3963
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 14, 2005
$34,300
County Of Erie
Union Building Corp
Warranty Deed
—
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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