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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Investment properties
860 Walden Ave Buffalo, NY 14211-2679
Individually Owned
Free & Clear
Property ID
US63-0449750
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1900
Total area
5,810 SF
Lot
0.1 ac (4,200 SF)
Zoning code
N-3R
APN
140200 101.66-1-16
UPID
US63-0449750
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
-
City Zone Market Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$335k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$579k
Blend (final)
Blend
$555k
Owner & transaction history
Ut Ton
Ut Ton
since 2025
3 recorded transactions
Zoning & alternative use
N-3R · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$835,000
+254.6%
Neighborhood: shopping center
$755,000
+220.4%
Restaurant
$720,000
+205.7%
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
$335,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$835,000
Change: +255% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$755,000
Change: +220% · Conversion: Difficult
RESTAURANT
$720,000
Change: +206% · Conversion: Difficult
OFFICE BUILDING
$675,000
Change: +186% · Conversion: Easy
AUTO REPAIR, GARAGE
$565,000
Change: +140% · Conversion: Difficult
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$96 / 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
$1,039
Tax year 2023
Assessed value
$200,000
Assessed 2023
Previous assessed
$200,000
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$4,200
Assessed improvement
$195,800
Land market value
$6,000
Improvement market value
$279,714
Total market value
$285,714
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
1900
Heating
NONE
Buildings
1
Stories
2
Total area
5,810 SF
Lot
0.1 ac (4,200 SF)
Zoning code
N-3R
APN
140200 101.66-1-16
UPID
US63-0449750
Jurisdiction
ERIE
Zoning & alternative use
N-3R · Buffalo, NY
Zoning N-3R · permitted uses
N-3R · 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
RETAIL STORES
Est. value
$835,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$755,000
RESTAURANT
Est. value
$720,000
OFFICE BUILDING
Est. value
$675,000
AUTO REPAIR, GARAGE
Est. value
$565,000
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1900
Heating
NONE
Stories
2
Buildings
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Ut Ton
Individual
Free & Clear · 0 yrs held
Mailing address
1930 GENESEE ST, BUFFALO, NY 14211-1818
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Aug 14, 2025
—
Ut Ton
Tom Le
Warranty Deed
—
May 24, 2022
$170,000
Tom Le
Ton Le
Deed
related
$170,000 · Ngoc Mai
Oct 29, 2010
$35,000
Ton Le
Ton,mark
Warranty Deed
—
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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