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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Warehouses
465 Cornwall Ave Buffalo, NY 14215-3125
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-0066057
Property summary
AI-generated overview
This exceptional Buffalo, NY industrial property, located at 465 Cornwall Ave, offers 18,551 square feet of versatile space, ideal for manufacturing, cold storage, or warehousing. The property comprises two buildings: a 15,223 square foot warehouse and a 3,328 square foot office building. Features include a clear span design, two grade-level loading docks, an 18-foot ceiling height, and ample outdoor storage on a 2.59-acre lot. Built in 1945, this Class B property is available for occupancy January 1, 2024, and is priced at $1,050,000 ($56.60/sq ft). Its strategic location at the corner of Cornwall Avenue and Sussex Street provides easy access to major roadways, including the William L. Gaiter Parkway and Kensington Expressway, ensuring convenient transportation and logistics. The property's proximity to Bailey Avenue offers access to various amenities. This presents a rare opportunity for businesses seeking a well-located, spacious industrial facility with significant expansion potential.
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1940
Total area
3,318 SF
Lot
2.59 ac (112,820 SF)
Zoning code
D-IL
APN
140200 90.63-3-1.1
UPID
US63-0066057
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
-
Plastic Systems Inc Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$530k
CAP Approach
CAP
$435k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$540k
Owner & transaction history
465 Cornwall Ave LLC · 4 yrs held
465 Cornwall Ave LLC
since 2022
Last sale
$600,000
4 recorded transactions
Zoning & alternative use
D-IL · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$475,000
+157.1%
Neighborhood: shopping center
$430,000
+132.3%
Office building
$385,000
+107.6%
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
$540,000
ML approach
$530,000
CAP Approach
CAP Return
Estimation
6%
$470,000
6.5%
$435,000
7%
$405,000
Alternative Use
Use
Estimation
RETAIL STORES
$475,000
Change: +157% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$430,000
Change: +132% · Conversion: Moderate
OFFICE BUILDING
$385,000
Change: +108% · Conversion: Difficult
Blend value · Realmo final
$540k
Range $486k – $594k · ±10% · vs last sale $600k (May 26 2022)
Last sale anchor
$600k
May 26 2022
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
$163 / 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
$1,403
Tax year 2023
Assessed value
$270,000
Assessed 2023
Previous assessed
$270,000
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$53,300
Assessed improvement
$216,700
Land market value
$76,143
Improvement market value
$309,571
Total market value
$385,714
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1940
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
3,318 SF
Lot
2.59 ac (112,820 SF)
Zoning code
D-IL
APN
140200 90.63-3-1.1
UPID
US63-0066057
Jurisdiction
ERIE
Zoning & alternative use
D-IL · Buffalo, NY
Zoning D-IL · permitted uses
D-IL · 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
RETAIL STORES
Est. value
$475,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$430,000
OFFICE BUILDING
Est. value
$385,000
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
1940
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
2.59 ac
Current owner
From public records · entity-resolved
465 Cornwall Ave LLC
Entity
Mailing address
8219 OAKWAY LN, WILLIAMSVILLE, NY 14221-2872
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 19, 2026
—
465 Cornwall Ave LLC
—
Deed
related
$350,000 · Alden State Bank
Jan 27, 2025
—
Terrace Boulevard LLC
—
Deed
related
$709,000 · Alden State Bank
May 26, 2022
$600,000
465 Cornwall Ave LLC
Kbsd LLC
Warranty Deed
$450,000 · Alden State Bank
Oct 2, 2009
—
Kbsd LLC
Kbsd LLC
Quit Claim 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.
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