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Property profile & analytics
OFF-MARKET
Estimated value
$4,420,000
Office buildings
3556 Lk Shr Rd Buffalo, NY 14219-1445
Entity Owned
1-yr Hold
Free & Clear
Property ID
US63-2044291
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Total area
140,912 SF
Lot
25.39 ac (1,105,988 SF)
Zoning code
C2
APN
144889 150.00-1-16
UPID
US63-2044291
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
-
Nussbaumer & Clarke, Inc. General Contractor
-
Lincare Region 2 Billing Office Pharmacy
-
R & P Oakhill Real Estate Agency
-
FedEx Drop Box Postal Service Courier Service
-
American Home Patient Inc Home Health Care Service Medical Supply Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.63M
Blend (final)
Blend
$4.42M
Owner & transaction history
3556 Lake Shore Development LLC · 1 yrs held
3556 Lake Shore Development LLC
since 2025
Last sale
$4.0M
2 recorded transactions
Zoning & alternative use
C2 · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
Blend value · Realmo final
$4.42M
Range $3.98M – $4.86M · ±10% · vs last sale $4.00M (Nov 12 2024)
Last sale anchor
$4.00M
Nov 12 2024
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
$31 / 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
$1,312,000
Assessed 2023
Previous assessed
$3,312,500
-60.4% YoY
Assessed land
$662,500
Assessed improvement
$649,500
Land market value
$2,070,312
Improvement market value
$2,029,688
Total market value
$4,100,000
Applied tax rate
144,804.0000
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
1960
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
7
Total area
140,912 SF
Lot
25.39 ac (1,105,988 SF)
Zoning code
C2
APN
144889 150.00-1-16
UPID
US63-2044291
Jurisdiction
ERIE
Zoning & alternative use
C2 · Buffalo, NY
Zoning C2 · permitted uses
C2 · 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.
Building & site characteristics
From public records
Year built
1960
Heating
NONE
Cooling
Yes
Stories
7
Buildings
1
Lot
25.39 ac
Current owner
From public records · entity-resolved
3556 Lake Shore Development LLC
Entity
Free & Clear · 1 yrs held
Mailing address
3556 LK SHR RD STE #620, BUFFALO, NY 14219-1460
Mailing matches property
Yes
Owner-occupied
Yes
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2025
$4,000,000
3556 Lake Shore Development LLC
R & P Oak Hill LLC
Bargain & Sale Deed
—
Apr 22, 2008
—
R & P Oak Hill LLC
Town Of Hamburg Indl Dev Agcy
Quit Claim Deed
related
—
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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