Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    464 Amherst St Buffalo, NY 14207-2844
    Back to Search
    Property profile & analytics

    464 Amherst St, Buffalo, NY 14207-2844

    View on Map
    • Investment properties
    • 2,600 SF
    • 0.07 lot acres
    Off-Market
    Last Sale Mar 4, 2022
    Property ID
    US63-5748899
    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.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Whimsy Confections / Food Processing Plant
    • Nickel City Wax and Wane / Art Studio / Service Establishment
    • Marigold Salon / Hair Salon

    Property Details for 464 Amherst St

    Year built
    1915
    Lot size
    0.07 lot acres
    Zone code
    N-2C
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    140200 88.27-5-30
    APU
    1402008827530

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Mar 4, 2022 — Ludwig Enterprises LLC Susan K Cholewa Deed —
    Oct 25, 2006 $70,000 Susan K Cholewa Bookmiller,howard & Sandra Grant Deed $56k · First Niagara Funding INC

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.8871
    Latitude
    42.9395
    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
    $390
    $3,200
    $71,800
    $75,000
    -
    $4,571
    $102,572
    $107,143

    Comparable in this City

    • Value Estimation by Request
      3,168 SF

      466 Amherst St

      OFFICE/RESIDENTIAL (MIXED USE)
      466 Amherst St, Buffalo, NY 14207-2780
      View Details
    • Value Estimation by Request
      2,680 SF

      198 Ontario St

      OFFICE/RESIDENTIAL (MIXED USE)
      198 Ontario St, Buffalo, NY 14207-1545
      View Details
    • Value Estimation by Request
      2,811 SF

      897 Tonawanda St

      OFFICE/RESIDENTIAL (MIXED USE)
      897 Tonawanda St, Buffalo, NY 14207-1441
      View Details
    • Value Estimation by Request
      3,078 SF

      1067 Tonawanda St

      OFFICE/RESIDENTIAL (MIXED USE)
      1067 Tonawanda St, Buffalo, NY 14207-1079
      View Details
    • Value Estimation
      $13,590,000
      151,641 SF

      1695 Elmwood Ave

      OFFICE/RESIDENTIAL (MIXED USE)
      1695 Elmwood Ave, Buffalo, NY 14207-2474
      View Details
    • Value Estimation by Request
      2,016 SF

      1042 Grant St

      OFFICE/RESIDENTIAL (MIXED USE)
      1042 Grant St, Buffalo, NY 14207-2853
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      91,484 SF

      Rano Street Redevelopment Opportunity

      Former Chase Bag Complex in Buffalo's Black Rock-Riverside neighborhood.
      175 Rano St, Buffalo, NY 14207
      View Details
    • $225,000
      4,275 SF

      Mixed-Use Building with Updated Retail

      Three-unit mixed-use building with updated retail space and apartments.
      662 Hertel Ave, Buffalo, NY 14207
      View Details
    • $375,000

      Mixed-Use Building with Income Potential

      Mixed-use building in high-traffic location with income potential.
      145 Ontario St, Buffalo, NY 14207
      View Details
    • $229,900
      Pending

      Renovated Double in Black Rock

      Turnkey Buffalo double with modern updates and income potential.
      55 Gladstone St, Buffalo, NY 14207
      View Details
    • Contact for pricing

      Niagara River View Land

      Land with serene views near I-190 in Buffalo, NY.
      2190 Niagara St, Buffalo, NY 14207
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      15,210 SF

      Niagara Street Retail Space Available

      Urban retail space in a revitalizing district with economic incentives.
      2209-2211 Niagara St, Buffalo, NY 14207
      View Details
    • $10 SF/Yr

      Historic Commercial Space on Amherst

      9000 SF commercial space in historic 1920 building.
      463 Amherst St, Buffalo, NY 14207
      View Details
    • Contact for pricing

      Used Car Lot For Rent

      Used car lot with paved parking for 40+ cars.
      2813 Niagara St, Buffalo, NY 14207
      View Details
    • Contact for pricing
      1,300 SF

      Niagara Street Office Space Available

      Office space with high visibility and included utilities for rent.
      1675 Niagara St, Buffalo, NY 14207
      View Details
    • Contact for pricing

      18 Acre Mixed-Use Development Site

      18 acre parcel suitable for retail, residential, and warehousing.
      2000 Elmwood Ave, Buffalo, NY 14207
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    464 Amherst St
    Buffalo, NY 14207-2844
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    464 Amherst St, Buffalo, NY, 14207
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!