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Property profile & analytics
OFF-MARKET
Estimated value
$2,015,000
Office buildings
60 Amherst St Buffalo, NY 14214-1804
Individually Owned
4-yr Hold
Free & Clear
Property ID
US63-1466162
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1950
Total area
9,776 SF
Lot
0.66 ac (28,806 SF)
Zoning code
N-3C
APN
140200 90.21-2-6.11
UPID
US63-1466162
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
-
Planned Parenthood - Buffalo Health Center Abortion Clinic Family Planning Center
-
Oehmler Tammy A Counselor
-
Aldin L. Gordon, MS Counselor Doctor
-
Russell Catherine A Counselor
-
Wragge Larissa M Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.04M
CAP Approach
CAP
$2.00M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.02M
Owner & transaction history
Planned Parenthood Of Ctrl & Wester · 4 yrs held
Planned Parenthood Of Ctrl & Wester
since 2022
Last sale
$2.0M
4 recorded transactions
Zoning & alternative use
N-3C · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
as applied in the N-3C zone. J. Elmwood Village Standards. 1. The Elmwood Village is defined as the area north of North Street, south of Forest Avenue, east of Richmond Avenue, and west of Delaware Avenue, but not including any parcel that abuts Delaware Avenue or Gates Circle. 2. The following standards apply to all principal buildings in the Elmwood Villag…
Zone name
Mixed Use Center Neighborhood Zone
General category
MIXED_USE
Zone area
309.68 ac
Top alternative use upside
Retail stores
$1.4M
+23.8%
Neighborhood: shopping center
$1.3M
+11.9%
Restaurant
$1.2M
+6.8%
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
$2,050,000
ML approach
$2,035,000
CAP Approach
CAP Return
Estimation
6%
$2,165,000
6.5%
$2,000,000
7%
$1,860,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,405,000
Change: +24% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,270,000
Change: +12% · Conversion: Difficult
RESTAURANT
$1,210,000
Change: +7% · Conversion: Moderate
Blend value · Realmo final
$2.02M
Range $1.81M – $2.22M · ±10% · vs last sale $2.00M (May 26 2022)
Last sale anchor
$2.00M
May 26 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
$206 / 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
$587,200
Assessed 2023
Previous assessed
$587,200
+0.0% YoY
Assessed land
$26,000
Assessed improvement
$561,200
Land market value
$37,143
Improvement market value
$801,714
Total market value
$838,857
Applied tax rate
140,200.0000
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
Off-Market
Year built
1950
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
9,776 SF
Lot
0.66 ac (28,806 SF)
Zoning code
N-3C
APN
140200 90.21-2-6.11
UPID
US63-1466162
Jurisdiction
ERIE
Zoning & alternative use
N-3C · Buffalo, NYZoning N-3C · permitted uses
N-3C · Buffalo, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
as applied in the N-3C zone. J. Elmwood Village Standards. 1. The Elmwood Village is defined as the area north of North Street, south of Forest Avenue, east of Richmond Avenue, and west of Delaware Avenue, but not including any parcel that abuts Delaware Avenue or Gates Circle. 2. The following standards apply to all principal buildings in the Elmwood Village that are designed to accommodate one or more commercial establishments: a. A commercial establishment may have a gross floor area of no more than 3,500 square feet on the ground story and 7,000 square feet overall. b. At least one main entrance must be provided for each 30 feet of front facade width along any ground story space designed to accommodate a commercial establishment. 3. No more than two lots in the Elmwood Village, existing at the time of the adoption of this Ordinance, may be combined for the purposes of new construction in an N-2C or
Zone name
Mixed Use Center Neighborhood Zone
General category
MIXED_USE
Zone area
309.68 ac
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
RESTAURANT
Est. value
$1.2M
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1950
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.66 ac
Current owner
From public records · entity-resolved
Planned Parenthood Of Ctrl & Wester
Individual
Free & Clear · 4 yrs held
Mailing address
114 UNIVERSITY AVE, ROCHESTER, NY 14605-2929
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
Jan 30, 2025
—
Planned Parenthood Of Ctrl & Wester
—
Deed
related
$1,520,000 · Esl FCU
May 26, 2022
$2,000,000
Planned Parenthood Of Ctrl & Wester
Health Management Group Ltd
Warranty Deed
—
Jun 29, 2021
—
Fayez Almuganahi
Bros Pros Investment Firm INC
Warranty Deed
—
Feb 17, 2021
$7,500
Bros Pros Investment Firm INC
Health Management Group Ltd
Warranty Deed
$176,390 · Quicken Loans LLC
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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