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    8305 Buffalo Ave Niagara Falls, NY 14304
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    Property profile & analytics

    8305 Buffalo Ave Niagara Falls, NY 14304

    View on Map
    • Apartment buildings
    • 68,000 SF
    Off-Market
    Property ID
    US63-6126378
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Apartment buildings

    Property Details for 8305 Buffalo Ave

    Year built
    1962
    Property size
    68,000 SF
    Property type
    Apartment buildings

    Description

    Ø Located in the Lasalle District of Niagara Falls, Ø Minutes from the Niagara Falls Factory Outlet Mall, Restaurants, Shopping, Schools, Parks and Recreation. Ø Just 15 minutes to the Canadian border and 25 minutes to the Greater Buffalo CBD. Ø Silver Lake is comprised of 60 garden style, (one- and two-bedroom units) Ø Spacious units with eat in kitchen & appliances. Ø Tenant storage, Coin laundry & ample surface parking. Ø Six buildings, with 10 units in each. Ø Exteriors are masonry and stucco construction. Roofs are flat and replaced within the past 10 years. Ø Easy access to all major roadways and interstate thruways to scenic Niagara Falls, the town of Lewiston and the Greater Buffalo region. Ø Silver Lake is in close proximity to the Niagara Falls airport, abundant retail, shopping and commerce, around the Military Rd. and Niagara Falls Blvd. corridor. Very close to several “Tenant pipeline’s” which includes the expansion of the Niagara Falls Factory Outlet Mall, the newly developed Lasalle Power Retail Center, as well as Niagara Falls tourism and trade facilities and the benefit of the Seneca Niagara Casino. Ø Silver lake is embedded in the predominately residential community of Lasalle, NY. 7 minutes to shopping, schools and Thruway access. There is public transportation at the property site. Ø Tenancy is strong, rents are competitive and there is room for “Value Add” growth thru Cap Ex. And lease trade outs !

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Niagara Falls
    County
    Niagara
    State
    New York
    Longitude
    -78.9688023
    Latitude
    43.075034

    Comparable in this City

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      Waterfront Mixed-Use Property in Niagara

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      Two-Story Bank Building with Drive-Thru

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      Established Restaurant Near Niagara Falls

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      Prime Niagara Falls Pad Site

      2.05-acre pad site in high-traffic retail corridor.
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    Similar Nearby for Sale

    • Contact for pricing
      19,200 SF

      Mixed-Use Building With Crane

      Warehouse, office, and apartments for sale in Niagara Falls.
      560 56Th St, Niagara Falls, NY 14304
      View Details
    • $749,900
      9,379 SF

      Waterfront Mixed-Use Property in Niagara

      Mixed-use property with waterfront access, apartments, and retail space.
      7813 Buffalo Ave, Niagara Falls, NY 14304
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    • Contact for pricing
      10,322 SF

      Two-Story Bank Building with Drive-Thru

      Two-story bank building with drive-thru on a 1.08-acre site.
      2443 Military Rd, Niagara Falls, NY 14304
      View Details
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      4,735 SF

      Established Restaurant Near Niagara Falls

      Restaurant with bar, banquet room, and large parking lot.
      3041 Military Rd, Niagara Falls, NY 14304
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      Prime Niagara Falls Pad Site

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    Similar Nearby for Lease

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      Office Suites For Lease

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      Industrial Flex Space For Lease

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      Niagara County Office Space Available

      Premier office complex for lease in Niagara County.
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      Niagara Falls Office/Warehouse Space

      Office/warehouse space near I-190 and commercial corridors in Niagara Falls.
      6900 Mooradian Dr, Niagara Falls, NY 14304
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      Versatile Warehouse Space Available

      Commercial warehouse space for lease in Niagara Falls, NY.
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    8305 Buffalo Ave
    Niagara Falls, NY 14304
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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