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Property profile & analytics
OFF-MARKET
Estimated value
$3,450,000
Motels
52 Freeman Rd, Buffalo, NY 14221-7204
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-3769032
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1989
Total area
43,333 SF
Lot
3.39 ac (147,668 SF)
Zoning code
COMM
APN
145289 82.03-1-49.2
UPID
US63-3769032
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
-
Motel 6 Buffalo, NY - Airport - Williamsville Hotel & Motel
-
Highmark stadium Resort
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.46M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.95M
Blend (final)
Blend
$3.45M
Owner & transaction history
Ksp Acquisitions LLC · 3 yrs held
Ksp Acquisitions LLC
since 2022
Last sale
$3.6M
4 recorded transactions
Zoning & alternative use
COMM · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.6M
+75.1%
Restaurant
$5.4M
+67.1%
Auto repair, garage
$4.2M
+31.4%
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
$3,205,000
ML approach
$3,455,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$3,210,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,625,000
Change: +75% · Conversion: Difficult
RESTAURANT
$5,365,000
Change: +67% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,220,000
Change: +31% · Conversion: Difficult
Blend value · Realmo final
$3.45M
Range $3.11M – $3.80M · ±10% · vs last sale $3.58M (Oct 13 2022)
Last sale anchor
$3.58M
Oct 13 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
$80 / 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
$2,740,000
Assessed 2023
Previous assessed
$2,740,000
+0.0% YoY
Assessed land
$1,930,000
Assessed improvement
$810,000
Land market value
$2,573,310
Improvement market value
$1,079,990
Total market value
$3,653,300
Applied tax rate
145,201.0000
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1989
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
43,333 SF
Lot
3.39 ac (147,668 SF)
Zoning code
COMM
APN
145289 82.03-1-49.2
UPID
US63-3769032
Jurisdiction
ERIE
Zoning & alternative use
COMM · Buffalo, NY
Zoning COMM · permitted uses
COMM · 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
HOTEL/MOTEL Current
Est. value
$3.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.6M
RESTAURANT
Est. value
$5.4M
AUTO REPAIR, GARAGE
Est. value
$4.2M
HOTEL/MOTEL Current
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
1989
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
3.39 ac
Current owner
From public records · entity-resolved
Ksp Acquisitions LLC
Entity
Mailing address
19216 NORWALK BLVD, ARTESIA, CA 90701-7035
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
Oct 13, 2022
$3,575,000
Ksp Acquisitions LLC
G6 Hospitality Property LLC
Bargain And Sale Deed
$2,934,000 · Peoples Bank
Dec 6, 2012
—
G6 Hospitality Property LLC
Motel 6 Operating LP
Grant Deed
related
$2,100,000 · J P Morgan Chase Bank
Feb 17, 2004
—
Buffalo Tramz LLC
Cny Host Realty INC
Grant Deed
$4,500,000 · First Niagara Funding INC
Feb 17, 2004
$3,650,000
Cny Host Realty INC
Mfi Partners
Grant 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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