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Property profile & analytics
OFF-MARKET
Estimated value
$1,840,000
Strip malls
479 Klein Rd 499, Buffalo, NY 14221-1665
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US63-2963651
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1962
Total area
15,564 SF
Lot
8.08 ac (351,965 SF)
APN
142289 56.09-3-14.11
UPID
US63-2963651
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.84M
Owner & transaction history
Simca LLC
Simca LLC
since 2025
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.4M
+17.9%
Retail stores
$2.2M
+10.7%
Office building
$2.2M
+8.5%
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
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,020,000
Current use
COMMERCIAL (GENERAL)
$2,380,000
Change: +18% · Conversion: Easy
RETAIL STORES
$2,235,000
Change: +11% · Conversion: Easy
OFFICE BUILDING
$2,190,000
Change: +9% · Conversion: Moderate
RESTAURANT
$1,925,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$1.84M
Range $1.66M – $2.02M · ±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
$118 / 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
$159,011
Tax year 2019
Assessed value
$5,120,000
Assessed 2023
Previous assessed
$5,120,000
+0.0% YoY
Effective rate
3.11%
On assessed value
Assessed land
$510,000
Assessed improvement
$4,610,000
Land market value
$822,581
Improvement market value
$7,435,484
Total market value
$8,258,065
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1962
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
15,564 SF
Lot
8.08 ac (351,965 SF)
APN
142289 56.09-3-14.11
UPID
US63-2963651
Jurisdiction
ERIE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$2.4M
RETAIL STORES
Est. value
$2.2M
OFFICE BUILDING
Est. value
$2.2M
RESTAURANT
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
RESTAURANT
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
1962
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
8.08 ac
Current owner
From public records · entity-resolved
Simca LLC
Entity
Mailing address
483 W KLEIN RD, WILLIAMSVILLE, NY 14221-1665
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2025
—
Simca LLC
Simca Partners LP
Deed
related
$4,500,000 · M & T Bank
Sep 27, 2018
—
Simca Partners LP
—
Deed
related
$131,410 · Keybank USA
—
—
Simca Partners
—
Deed Of Trust
related
$200,000 · First Niagara Funding INC
—
—
Simca Partners
—
Deed Of Trust
related
$5,100,000 · First Niagara Funding INC
—
—
Simca Partners LP
—
Loan Modification
related
$5,067,540 · Keybank USA
—
—
Simca Partners LP
—
Deed Of Trust
related
$131,410 · Keybank USA
—
—
Simca Partners LP
—
Loan Modification
related
$650,055 · First Niagara Bank
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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