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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Investment properties
445 Franklin St Buffalo, NY 14202-1301
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-1123786
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1905
Total area
3,100 SF
Lot
0.13 ac (5,800 SF)
Zoning code
N-2E
APN
140200 100.78-4-27
UPID
US63-1123786
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
-
Jason High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$525k
CAP Approach
CAP
$515k
Comparable Approach
Comparable
$507k
Blend (final)
Blend
$525k
Owner & transaction history
Accurate Court Reporting Of Western · 2 yrs held
Accurate Court Reporting Of Western
since 2024
Last sale
$525,000
3 recorded transactions
Zoning & alternative use
N-2E · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$445,000
+16.8%
Neighborhood: shopping center
$400,000
+5.6%
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
$525,000
ML approach
$525,000
CAP Approach
CAP Return
Estimation
6%
$560,000
6.5%
$515,000
7%
$480,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$380,000
Current use
RETAIL STORES
$445,000
Change: +17% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$400,000
Change: +6% · Conversion: Difficult
OFFICE BUILDING
$360,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$525k
Range $473k – $578k · ±10% · vs last sale $525k (May 21 2024)
Last sale anchor
$525k
May 21 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
$169 / 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
Tax billed
$1,663
Tax year 2023
Assessed value
$320,000
Assessed 2023
Previous assessed
$320,000
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$58,000
Assessed improvement
$262,000
Land market value
$82,857
Improvement market value
$374,286
Total market value
$457,143
Applied tax rate
140,200.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1905
Heating
NONE
Buildings
1
Stories
2
Total area
3,100 SF
Lot
0.13 ac (5,800 SF)
Zoning code
N-2E
APN
140200 100.78-4-27
UPID
US63-1123786
Jurisdiction
ERIE
Zoning & alternative use
N-2E · Buffalo, NY
Zoning N-2E · permitted uses
N-2E · 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
COMMERCIAL (GENERAL) Current
Est. value
$380,000
RETAIL STORES
Est. value
$445,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$400,000
OFFICE BUILDING
Est. value
$360,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1905
Heating
NONE
Stories
2
Buildings
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Accurate Court Reporting Of Western
Individual
Mailing address
170 FRANKLIN ST, BUFFALO, NY 14202-2414
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 21, 2024
$525,000
Accurate Court Reporting Of Western
445 Franklin LLC
Bargain And Sale Deed
$393,750 · Northwest Bank
Jul 7, 2015
$445,000
445 Franklin LLC
Caa West LLC
Warranty Deed
—
Feb 3, 2010
$255,000
Caa West LLC
Moog Advertising INC
Grant Deed
$220,000 · Moog Advertising INC
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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