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Property profile & analytics
OFF-MARKET
Estimated value
$3,705,000
Investment properties
625 Main St Buffalo, NY 14203-1424
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US63-2986211
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1998
Total area
15,816 SF
Lot
0.58 ac (25,472 SF)
Zoning code
N-1C
APN
140200 111.38-4-21
UPID
US63-2986211
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
-
Irish Classical Theatre Company Theater & Performing Art Venue
-
WNY acqu Telecommunications Service Business Service Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.54M
CAP Approach
CAP
$2.63M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.71M
Owner & transaction history
Market Arcade Apartments LLC · 1 yrs held
Market Arcade Apartments LLC
since 2025
Last sale
$3.8M
5 recorded transactions
Zoning & alternative use
N-1C · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.3M
+51.0%
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
$3,685,000
ML approach
$3,535,000
CAP Approach
CAP Return
Estimation
6%
$2,845,000
6.5%
$2,630,000
7%
$2,440,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,270,000
Change: +51% · Conversion: Easy
Blend value · Realmo final
$3.71M
Range $3.33M – $4.08M · ±10% · vs last sale $3.80M (Apr 30 2025)
Last sale anchor
$3.80M
Apr 30 2025
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
$234 / 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
Tax billed
$5,197
Tax year 2023
Assessed value
$1,000,000
Assessed 2023
Previous assessed
$1,000,000
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$137,800
Assessed improvement
$862,200
Land market value
$196,857
Improvement market value
$1,231,714
Total market value
$1,428,571
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1998
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
15,816 SF
Lot
0.58 ac (25,472 SF)
Zoning code
N-1C
APN
140200 111.38-4-21
UPID
US63-2986211
Jurisdiction
ERIE
Zoning & alternative use
N-1C · Buffalo, NY
Zoning N-1C · permitted uses
N-1C · 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
RETAIL STORES
Est. value
$2.3M
RETAIL STORES
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
1998
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
0.58 ac
Current owner
From public records · entity-resolved
Market Arcade Apartments LLC
Entity
Mailing address
617 MAIN ST STE #200, BUFFALO, NY 14203-1400
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2025
$3,800,000
Market Arcade Apartments LLC
Market Arcade Group LLC
Deed
—
Jul 22, 2024
—
Sherpa Capital Group LLC
—
Deed
related
$2,200,000 · Market Arcade Group LLC
Apr 1, 2019
—
Market Arcade Group LLC
—
Deed
related
$460,000 · M & T Bank
Jan 21, 2016
$600,000
Market Arcade Group LLC
Buffalo Economic Renaissance
Grant Deed
—
—
—
Market Arcade Group LLC
—
Deed Of Trust
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.
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