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Property profile & analytics
OFF-MARKET
Estimated value
$5,125,000
Industrial properties
55 Amherst Villa Rd, Buffalo, NY 14225-1400
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-3583549
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1996
Total area
89,448 SF
Lot
6.21 ac (270,508 SF)
Zoning code
05C
APN
143089 92.02-1-1.11
UPID
US63-3583549
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
-
Eaton Office Supply Co., Inc. (Bike/Boat/Book/etc) Store
-
Beutner Laboratories Medical Laboratory Allergist
-
KSL Diagnostics Inc. Medical Laboratory
-
Comdoc, Inc Computer & Electronic Repair
-
Legends Marketing & Advertising Advertising Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.25M
Blend (final)
Blend
$5.13M
Owner & transaction history
55 Amherst Villa Re Holdings LLC · 4 yrs held
55 Amherst Villa Re Holdings LLC
since 2022
Last sale
$5.4M
7 recorded transactions
Zoning & alternative use
05C · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.4M
+200.0%
Warehouse, storage
$5.0M
+101.7%
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
$4,795,000
ML approach
$5,005,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,435,000
Change: +200% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,995,000
Change: +102% · Conversion: Easy
Blend value · Realmo final
$5.13M
Range $4.61M – $5.64M · ±10% · vs last sale $5.35M (Jul 1 2022)
Last sale anchor
$5.35M
Jul 1 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
$57 / 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
$4,690,000
Assessed 2023
Previous assessed
$4,690,000
+0.0% YoY
Assessed land
$920,000
Assessed improvement
$3,770,000
Land market value
$1,010,989
Improvement market value
$4,142,857
Total market value
$5,153,846
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1996
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
89,448 SF
Lot
6.21 ac (270,508 SF)
Zoning code
05C
APN
143089 92.02-1-1.11
UPID
US63-3583549
Jurisdiction
ERIE
Zoning & alternative use
05C · Buffalo, NY
Zoning 05C · permitted uses
05C · 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
COMMERCIAL (GENERAL)
Est. value
$7.4M
WAREHOUSE, STORAGE
Est. value
$5.0M
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1996
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
6.21 ac
Current owner
From public records · entity-resolved
55 Amherst Villa Re Holdings LLC
Entity
Mailing address
1000 YOUNGS RD STE #210, WILLIAMSVILLE, NY 14221-2644
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 18, 2025
—
55 Amherst Villa Re Holdings LLC
—
Deed
related
$1,328,626 · Plainscapital Bank
Jul 1, 2022
$5,350,000
55 Amherst Villa Re Holdings LLC
55 Amherst Villa LLC
Bargain And Sale Deed
$4,848,883 · Key Bank NA
Jul 1, 2022
—
Amherst Villa Real Estate Holdings
—
Deed
related
$4,848,883 · Key Bank NA
Aug 23, 2017
—
55 Amherst Villa LLC
—
Trustees Deed
related
$2,900,000 · M&t Bk
Jan 4, 2012
—
55 Amherst Villa LLC
Erie County Indl Dev Agency
Quit Claim Deed
—
—
—
55 Amherst Villa LLC
—
Deed Of Trust
related
$2,960,000 · First Niagara Funding INC
—
—
55 Amherst Villa LLC
—
Deed Of Trust
related
$800,000 · First Niagara Funding INC
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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