Individually Owned Property summary
AI-generated overview
This exceptional retail space, located at 5395 Sheridan Drive in Buffalo, New York (zip code 14221), within the Williamsville Place complex, presents a unique leasing opportunity. The property is situated in Erie County and offers a total of 102,792 square feet of commercial space within a single building. Currently, 1,765 square feet is available for lease, ideal for a variety of retail businesses. The building's multiple tenancy structure provides a vibrant and diverse commercial environment. This location benefits from high visibility and accessibility, making it an attractive option for businesses seeking strong foot traffic and convenient access for customers. The property's address is easily identifiable and well-situated within the established commercial landscape of Buffalo. The available space is ready for immediate occupancy, offering a blank canvas for businesses to create their ideal retail environment. Interested parties are encouraged to inquire about lease terms and conditions to explore this promising retail opportunity in a thriving Buffalo location. The property's latitude and longitude coordinates are 42.9775698 and -78.7330833 respectively. This is a single-suite building, offering a cohesive and manageable space for a single tenant.
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1985
Total area
84,776 SF
Lot
9.9 ac (431,244 SF)
Zoning code
SC
APN
142289 69.10-4-2.1
UPID
US63-4217117
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Shopping Center & Mall
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$14.96M
Comparable Approach
Comparable
$10.58M
Blend (final)
Blend
$14.83M
Owner & transaction history
since 2025
Last sale
$19.7M
1 recorded transaction
Zoning & alternative use
SC · Buffalo, NY
Top alternative use upside
Commercial (general)
$13.0M
+17.9%
Retail stores
$12.2M
+10.7%
Office building
$11.9M
+8.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$14.83M
Value range
$13.35M – $16.31M
±10% around blend
Estimated value / SF
$175 / SF
Confidence
Property data
88
Market benchmarks
67
Comparable evidence
60
$13.35M
blend $14.83M
$16.31M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
84,776 SF
Lot area
9.9 ac
Year built
1985
Stories
1
APN
142289 69.10-4-2.1
Zoning
SC
Assessed value
$5,270,000
3
Income approach: direct capitalization
Partial preview
Income approach indication
$14.96M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$16.20M
@ 6.5% CAP return
$14.96M
@ 7% CAP return
$13.89M
4
Sales comparison
Partial preview
Sales approach indication
$10.58M
Range $3.54M – $19.98M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$14.83M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 29 sales
$130
+35%
County 49 sales
$135
+29%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $175/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+18%
vs current-use indication
Retail Stores
Office Building
Neighborhood: Shopping Center · current use
Restaurant
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
6.10%
Implied, in-place cap rate for this strip malls
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.10%
9.0%
NOI (est.)
$1.38M *
Last sale · Jan 2025
$19.70M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$22.61M
Move the market yield to see immediate price impact.
Value / SF
$267
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.60%6.10%6.60%
$1.24M
$22.16M
$20.35M
$18.80M
$1.38M
$24.63M
$22.61M
$20.89M
$1.52M
$27.09M
$24.87M
$22.98M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$5,270,000
Assessed 2023
Previous assessed
$5,970,000
-11.7% YoY
Assessed land
$1,450,000
Assessed improvement
$3,820,000
Land market value
$2,338,710
Improvement market value
$6,161,290
Total market value
$8,500,000
Applied tax rate
142,203.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1985
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
84,776 SF
Lot
9.9 ac (431,244 SF)
Zoning code
SC
APN
142289 69.10-4-2.1
UPID
US63-4217117
Jurisdiction
ERIE
Zoning & alternative use
SC · Buffalo, NYZoning SC · permitted uses
SC · Buffalo, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1985
Cooling
Yes
Stories
1
Buildings
2
Lot
9.9 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
SC
Jurisdiction
Buffalo, NY
Recorded code
SC
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for SC in Buffalo, NY.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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