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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Assisted living facilities
408-410 Ml St, Buffalo, NY 14221
Entity Owned
20-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-3673572
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1960
Total area
46,827 SF
Lot
9.08 ac (395,525 SF)
Zoning code
MFR-4A
APN
142289 69.09-5-2.11
UPID
US63-3673572
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
$815k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$732k
Blend (final)
Blend
$775k
Owner & transaction history
Acquest Mill Street LLC · 20 yrs held
Acquest Mill Street LLC
since 2006
5 recorded transactions
Zoning & alternative use
MFR-4A · 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
$815,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$520,000
Current use
Blend value · Realmo final
$775k
Range $698k – $853k · ±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
$17 / 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
$218,602
Tax year 2019
Assessed value
$7,460,000
Assessed 2023
Previous assessed
$7,460,000
+0.0% YoY
Effective rate
2.93%
On assessed value
Assessed land
$380,000
Assessed improvement
$7,080,000
Land market value
$612,903
Improvement market value
$11,419,355
Total market value
$12,032,258
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1960
Heating
NONE
Buildings
3
Stories
1
Total area
46,827 SF
Lot
9.08 ac (395,525 SF)
Zoning code
MFR-4A
APN
142289 69.09-5-2.11
UPID
US63-3673572
Jurisdiction
ERIE
Zoning & alternative use
MFR-4A · Buffalo, NY
Zoning MFR-4A · permitted uses
MFR-4A · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$520,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1960
Heating
NONE
Stories
1
Buildings
3
Lot
9.08 ac
Current owner
From public records · entity-resolved
Acquest Mill Street LLC
Entity
Free & Clear · 20 yrs held
Mailing address
5554 MAIN ST, WILLIAMSVILLE, NY 14221-5406
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 18, 2006
$1,250,000
Acquest Mill Street LLC
St Francis Asylum Of City/buffalo
Grant Deed
—
—
—
Acquest Mill Street LLC
—
Deed Of Trust
related
$2,330,000 · First Niagara Funding INC
—
—
Acquest Mill Street LLC
—
Deed Of Trust
related
$147,584 · Evans Bk NA
—
—
Acquest Mill Street LLC
—
Deed Of Trust
related
$1,350,000 · Evans Bk NA
—
—
Acquest Mill Street LLC
—
Deed Of Trust
related
$2,120,000 · Evans Bank NA
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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