Back to Search
Property profile & analytics
FOR LEASE
Office buildings
6255 Sheridan Dr Buffalo, NY 14221
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-3848561
For Lease
1 / 2
$4,350,000
6255 Sheridan Dr, Buffalo, NY 14221
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Total area
50,843 SF
Lot
3.6 ac (156,816 SF)
Zoning code
OB
APN
142289 70.09-2-1.12
UPID
US63-3848561
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
-
MVP Health Care Insurance Agency
-
Stein Alfred M MD Physician
-
Dr. Heather Crabtree Physician
-
WNY Ear Nose and Throat Medical Clinic Physician
-
Mass Mutual Financial Group Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.79M
Blend (final)
Blend
$4.35M
Owner & transaction history
The Uniland Partnership Of Delaware · 3 yrs held
The Uniland Partnership Of Delaware
since 2023
1 recorded transaction
Zoning & alternative use
OB · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,160,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$6,600,000
Change: -8% · Conversion: Difficult
RESTAURANT
$6,295,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$4.35M
Range $3.92M – $4.79M · ±10%
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
$86 / 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
$2,850,000
Assessed 2023
Previous assessed
$3,230,000
-11.8% YoY
Assessed land
$440,000
Assessed improvement
$2,410,000
Land market value
$709,677
Improvement market value
$3,887,097
Total market value
$4,596,774
Applied tax rate
142,203.0000
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
For Lease
Year built
1984
Heating
NONE
Cooling
CENTRAL
Stories
4
Total area
50,843 SF
Lot
3.6 ac (156,816 SF)
Zoning code
OB
APN
142289 70.09-2-1.12
UPID
US63-3848561
Jurisdiction
ERIE
Zoning & alternative use
OB · Buffalo, NY
Zoning OB · permitted uses
OB · 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
OFFICE BUILDING Current
Est. value
$7.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.6M
RESTAURANT
Est. value
$6.3M
OFFICE BUILDING Current
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
1984
Heating
NONE
Cooling
Yes
Stories
4
Lot
3.6 ac
Current owner
From public records · entity-resolved
The Uniland Partnership Of Delaware
Entity
Free & Clear · 3 yrs held
Mailing address
100 CORPORATE PKWY STE #500, AMHERST, NY 14226-1260
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2023
—
The Uniland Partnership Of Delaware
The Uniland Partnership Of Delaware
Intrafamily Transfer
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
