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Property profile & analytics
FOR SALE
Office buildings
480 Crosspoint Pkwy East Amherst, NY 14068
Entity Owned
6-yr Hold
Free & Clear
Property ID
US63-5116801
For Sale
$8,500,000
480 Crosspoint Pkwy, East Amherst, NY 14068
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2010
Total area
92,368 SF
Lot
0.75 ac (32,670 SF)
Zoning code
RD
APN
142289 28.00-1-66.121
UPID
US63-5116801
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
-
Fidelis Care - Buffalo Regional Office Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.45M
Blend (final)
Blend
$8.50M
Owner & transaction history
Interwest Holdings I LLC · 6 yrs held
Interwest Holdings I LLC
since 2019
4 recorded transactions
Zoning & alternative use
RD · Getzville, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$13.4M
+24.4%
Restaurant
$12.6M
+17.0%
Neighborhood: shopping center
$12.5M
+15.9%
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 East Amherst submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East Amherst 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
OFFICE BUILDING
$10,790,000
Current use
RETAIL STORES
$13,420,000
Change: +24% · Conversion: Moderate
RESTAURANT
$12,620,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$12,505,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,285,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$8.50M
Range $7.65M – $9.35M · ±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
$92 / 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
Assessed value
$6,682,500
Assessed 2023
Previous assessed
$6,682,500
+0.0% YoY
Assessed land
$160,000
Assessed improvement
$6,522,500
Land market value
$258,065
Improvement market value
$10,520,161
Total market value
$10,778,226
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
2010
Heating
NONE
Cooling
CENTRAL
Stories
3
Total area
92,368 SF
Lot
0.75 ac (32,670 SF)
Zoning code
RD
APN
142289 28.00-1-66.121
UPID
US63-5116801
Jurisdiction
ERIE
Zoning & alternative use
RD · Getzville, NYZoning RD · permitted uses
RD · Getzville, NY
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
OFFICE BUILDING Current
Est. value
$10.8M
RETAIL STORES
Est. value
$13.4M
RESTAURANT
Est. value
$12.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.5M
AUTO REPAIR, GARAGE
Est. value
$9.3M
OFFICE BUILDING Current
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
2010
Heating
NONE
Cooling
Yes
Stories
3
Lot
0.75 ac
Current owner
From public records · entity-resolved
Interwest Holdings I LLC
Entity
Free & Clear · 6 yrs held
Mailing address
100 CORPORATE PKWY, AMHERST, NY 14226-1200
Ownership since
2019
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
Dec 31, 2019
—
Interwest Holdings I LLC
Uniland Ptshp Of Delaware LP
Quit Claim Deed
—
Jul 23, 2019
—
Uniland Ptshp Of Delaware LP
Uniland Ptshp Of Delaware LP
Quit Claim Deed
related
—
May 31, 2019
—
Uniland Ptshp Of Delaware LP
Uniland Ptshp Of Delaware LP
Quit Claim Deed
—
May 15, 2014
—
Uniland Ptshp Of Delaware LP
Town Of Amherst Industrial Dev
Quit Claim Deed
related
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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