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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    8481 Sheridan Dr Buffalo, NY 14221-4191

    • Investment properties
    • 2,914 SF
    • 1.20 lot acres
    OFF-MARKET
    Value Estimations
    $395,000
    Show details
    Cap Rate Potential
    10%
    Investment properties
    Location Intelligence
    Property ID
    US63-3213027
    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.

    Current Use by Public Records

    • Camille Toth, LMT / Massage Therapist / Doctor
    • NTimacy Beauty Salon & Spa / Beauty Salon / Day Spa
    • Ivy's Vine Fine Salon and Cafe / Beauty Salon / Hair Salon

    Property Details for 8481 Sheridan Dr

    Year built
    1947
    Lot size
    1.20 lot acres
    Property size
    2,914 SF
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    143200 70.11-1-7
    APU
    143200701117

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $315,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $525,000
      6.5%
      $485,000
      7%
      $450,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $391,000
      Market price range: $301k - $577k
      AI Estimate
      $264,000
      Market price range: $161k - $446k

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $445,000
      Current use
      RETAIL STORES
      $420,000
      Change: -6% Conversion: Easy
      OFFICE BUILDING
      $410,000
      Change: -8% Conversion: Easy
      NEIGHBORHOOD: SHOPPING CENTER
      $380,000
      Change: -15% Conversion: Difficult

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

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.6777
    Latitude
    42.9774
    CBSA code
    15380
    CBSA name
    BUFFALO-NIAGARA FALLS, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $0.00
    $160,000
    $80,000
    $240,000
    -
    $200,000
    $100,000
    $300,000

    Comparable in this City

    • Value Estimation
      $355,000
      8,031 SF

      5422-5426 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 8,031 SF
      5422-5426 Main St, Williamsville, NY 14221
      View Details
    • Value Estimation
      $610,000
      3,011 SF

      4780 Sheridan Dr

      OFFICE/RESIDENTIAL (MIXED USE) • 3,011 SF
      4780 Sheridan Dr, Williamsville, NY 14221-4435
      View Details
    • Value Estimation
      $375,000
      6,520 SF

      8326 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 6,520 SF
      8326 Main St, Williamsville, NY 14221-6144
      View Details
    • Value Estimation
      $370,000
      3,401 SF

      238 Briarhurst Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 3,401 SF
      238 Briarhurst Rd, Williamsville, NY 14221-3430
      View Details
    • Value Estimation
      $340,000
      1,898 SF

      19 Cayuga Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 1,898 SF
      19 Cayuga Rd, Buffalo, NY 14221-6705
      View Details
    • Value Estimation
      $370,000
      2,199 SF

      37 Cayuga Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 2,199 SF
      37 Cayuga Rd, Buffalo, NY 14221-6705
      View Details

    Similar Nearby for Sale

    • $299,900
      2,934 SF

      Mixed-Use Building in Williamsville

      Mixed-use property with redevelopment potential in the heart of Williamsville.
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      Amherst Medical Office Building

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      Williamsville Medical Office Condo

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    • $1,400,000
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      Williamsville Shopping Center Investment

      Prime Retail Plaza, 100% Occupancy, High NOI
      4125 Transit Rd, Williamsville, NY 14221
      View Details
    • $1,500,000
      10,500 SF

      Main Street Williamsville Office Building

      10,500 SF Office, 60 Parking Spaces, $1.5M
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    • Contact for pricing

      Prime Land in High-Income Area

      Land between Transit Road and Harris Hill Rd, central location.
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    Similar Nearby for Lease

    • Contact for pricing
      50,000 SF

      Eastern Hills Town Center Opportunity

      Mixed-use development with office, retail, and residential spaces.
      4545 Transit Rd, Buffalo, NY 14221
      View Details
    • $19 SF/Yr
      40,000 SF

      Williamsville Medical Office Building

      Class A Office Space, Flexible Lease Options
      1150 Youngs Rd, Buffalo, NY 14221
      View Details
    • Contact for pricing
      2,111 SF

      Retail Space in Williamsville Village

      2,111 SF retail space with high visibility and parking.
      5870 Main St, Williamsville, NY 14221
      View Details
    • $13 SF/Yr
      4,937 SF

      Retail Space in High-Traffic Area

      Retail space with extensive renovations and high visibility.
      4401 Transit Rd, Williamsville, NY 14221
      View Details
    • Contact for pricing
      57,334 SF

      Spacious Office Space Available

      Well-located office space with on-site parking and property management.
      115 Lawrence Bell Dr, Buffalo, NY 14221
      View Details
    • Contact for pricing
      10,860 SF

      Retail Space on Main Street

      Retail space with frontage on Main Street in Williamsville, NY.
      8166 Main St, Williamsville, NY 14221
      View Details
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    8481 Sheridan Dr
    Buffalo, NY 14221-4191
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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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