6500 Sheridan Dr Buffalo, NY 14221-4845
Entity Owned
9-yr Hold
Absentee Owner
Free & Clear
Estimated value (blended)
$680k
Range $612k – $748k (±10%)
Property ID
US63-1650108
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2008
Total area
54,737 SF
Lot
3.17 ac (138,085 SF)
Zoning code
OB
APN
142289 70.09-1-10.11/A
UPID
US63-1650108
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
-
Solar Energy Company Electric Vehicle Charging Station Contractor
-
Production Facility
-
Financial Advisor
-
Insurance Agency
-
Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.41M
Blend (final)
Blend
$680k
Owner & transaction history
Zoning & alternative use
OB · Buffalo, NY
Top alternative use upside
Commercial (general)
$8.4M
+8.7%
Retail stores
$7.9M
+2.0%
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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$680k
Value range
$612k – $748k
±10% around blend
Estimated value / SF
$12 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
$612k
blend $680k
$748k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
54,737 SF
Lot area
3.17 ac
Year built
2008
Stories
3
APN
142289 70.09-1-10.11/A
Assessed value
$4,500,000
Annual tax
$7,495
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$6.41M
Range $5.16M – $10.90M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$680k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 38 sales
$141
-91%
Submarket 204 sales
$116
-89%
County 307 sales
$117
-89%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $12/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
+9%
vs current-use indication
Retail Stores
Office Building · current use
Neighborhood: Shopping Center
Restaurant
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
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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
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.50M
Move the market yield to see immediate price impact.
Value / SF
$82
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
5.00%7.00%9.00%
$284k
$5.67M
$4.05M
$3.15M
$315k
$6.30M
$4.50M
$3.50M
$347k
$6.93M
$4.95M
$3.85M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2019Property tax & assessments
Tax year 2019
Tax billed
$7,495
Tax year 2019
Assessed value
$4,500,000
Assessed 2023
Previous assessed
$4,780,000
-5.9% YoY
Effective rate
0.17%
On assessed value
Assessed land
$470,000
Assessed improvement
$4,030,000
Land market value
$758,065
Improvement market value
$6,500,000
Total market value
$7,258,065
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2008
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
3
Total area
54,737 SF
Lot
3.17 ac (138,085 SF)
Zoning code
OB
APN
142289 70.09-1-10.11/A
UPID
US63-1650108
Jurisdiction
ERIE
Zoning & alternative use
OB · Buffalo, NYZoning OB · permitted uses
OB · 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
2008
Heating
NONE
Cooling
Yes
Stories
3
Buildings
1
Lot
3.17 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
OB
Jurisdiction
Buffalo, NY
Recorded code
OB
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for OB 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.
Registration is required before the official district profile is shown.
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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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