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Property profile & analytics
OFF-MARKET
Estimated value
$3,485,000
Investment properties
846 Main St Buffalo, NY 14202-1442
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US63-3491565
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2006
Total area
33,889 SF
Lot
0.61 ac (26,775 SF)
Zoning code
N-2C
APN
140200 111.22-7-1.1
UPID
US63-3491565
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
-
Just Vino Bar & Pub
-
House of Masters Grooming Lounge Barber Shop
-
Eyes Exclusive (Bike/Boat/Book/etc) Store
-
Etherea Artistry Tattoo & Piercing Shop
-
The Granite Works Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.27M
Blend (final)
Blend
$3.49M
Owner & transaction history
800 Main Street LLC
800 Main Street LLC
3 recorded transactions
Zoning & alternative use
N-2C · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.9M
+16.8%
Neighborhood: shopping center
$4.4M
+5.6%
Restaurant
$4.2M
+0.7%
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
COMMERCIAL (GENERAL)
$4,165,000
Current use
RETAIL STORES
$4,865,000
Change: +17% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,400,000
Change: +6% · Conversion: Difficult
RESTAURANT
$4,195,000
Change: +1% · Conversion: Difficult
OFFICE BUILDING
$3,930,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$3.49M
Range $3.14M – $3.83M · ±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
$103 / 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
$16,890
Tax year 2023
Assessed value
$3,250,000
Assessed 2023
Previous assessed
$3,250,000
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$424,700
Assessed improvement
$2,825,300
Land market value
$606,714
Improvement market value
$4,036,143
Total market value
$4,642,857
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2006
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
3
Total area
33,889 SF
Lot
0.61 ac (26,775 SF)
Zoning code
N-2C
APN
140200 111.22-7-1.1
UPID
US63-3491565
Jurisdiction
ERIE
Zoning & alternative use
N-2C · Buffalo, NY
Zoning N-2C · permitted uses
N-2C · 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
COMMERCIAL (GENERAL) Current
Est. value
$4.2M
RETAIL STORES
Est. value
$4.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.4M
RESTAURANT
Est. value
$4.2M
OFFICE BUILDING
Est. value
$3.9M
COMMERCIAL (GENERAL) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
OFFICE BUILDING
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
2006
Heating
NONE
Cooling
Yes
Stories
3
Buildings
2
Lot
0.61 ac
Current owner
From public records · entity-resolved
800 Main Street LLC
Entity
Mailing address
4508 MAIN ST, BUFFALO, NY 14226-3808
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
800 Main Street LLC
—
Deed Of Trust
related
$1,486,200 · City/buffalo Urban Renewal Agc
—
—
800 Main Street LLC
—
Deed Of Trust
related
$513,800 · City/buffalo Urban Renewal Agc
—
—
800 Main Street LLC
—
Deed Of Trust
related
$3,210,000 · Community Preservation Corp
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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