869 Delaware Ave Buffalo, NY 14209-2099
Entity Owned
4-yr Hold
~
Est. High Equity
Estimated value (blended)
$2.65M
Range $2.39M – $2.92M (±10%)
Implied cap rate
4.10%
In-place · NOI ÷ last sale
Property ID
US63-2565168
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1885
Total area
10,121 SF
Lot
0.43 ac (18,792 SF)
Zoning code
N-2R
APN
140200 100.54-3-7
UPID
US63-2565168
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
-
Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.63M
CAP Approach
CAP
$1.68M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.65M
Owner & transaction history
since 2021
Last sale
$2.1M
6 recorded transactions
Zoning & alternative use
N-2R · Buffalo, NY
Zoning description
structure exists in the N-2R zone, any alteration to the structure must comply with the standards for the respective building type as applied in the N-2C zone. C A B Interior side or Rear Lot LineResidential Zone Interio…
General category
MIXED_USE
Top alternative use upside
Retail stores
$1.5M
+83.5%
Neighborhood: shopping center
$1.3M
+65.8%
Restaurant
$1.3M
+58.2%
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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
3 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
$2.65M
Value range
$2.39M – $2.92M
±10% around blend
Estimated value / SF
$262 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
50
$2.39M
blend $2.65M
$2.92M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
10,121 SF
Lot area
0.43 ac
Year built
1885
Stories
2
APN
140200 100.54-3-7
Assessed value
$1,035,000
Annual tax
$5,379
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.68M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.82M
@ 6.5% CAP return
$1.68M
@ 7% CAP return
$1.56M
4
Sales comparison
Partial preview
Sales approach indication
$250k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.0 mi away · 9,954 SF
1.0 mi away · 9,378 SF
1.6 mi away · 8,824 SF
2.8 mi away · 8,247 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.65M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 808 sales
$78
+235%
County 1188 sales
$83
+216%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $262/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+83%
vs current-use indication
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
4.10%
Implied, in-place cap rate for this investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.10%
9.0%
NOI (est.)
$149k *
Last sale · Dec 2021
$2.13M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$3.64M
Move the market yield to see immediate price impact.
Value / SF
$360
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
3.60%4.10%4.60%
$134k
$3.73M
$3.28M
$2.92M
$149k
$4.15M
$3.64M
$3.25M
$164k
$4.56M
$4.01M
$3.57M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$107k
1.0 mi · Nov 2025 · $11/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$5,379
Tax year 2023
Assessed value
$1,035,000
Assessed 2023
Previous assessed
$1,035,000
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$186,200
Assessed improvement
$848,800
Land market value
$266,000
Improvement market value
$1,212,571
Total market value
$1,478,571
Applied tax rate
140,200.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1885
Heating
NONE
Buildings
1
Stories
2
Total area
10,121 SF
Lot
0.43 ac (18,792 SF)
Zoning code
N-2R
APN
140200 100.54-3-7
UPID
US63-2565168
Jurisdiction
ERIE
Zoning & alternative use
N-2R · Buffalo, NYZoning N-2R · permitted uses
N-2R · Buffalo, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
structure exists in the N-2R zone, any alteration to the structure must comply with the standards for the respective building type as applied in the N-2C zone. C A B Interior side or Rear Lot LineResidential Zone Interio…
General category
MIXED_USE
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
1885
Heating
NONE
Stories
2
Buildings
1
Lot
0.43 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
N-2R
MIXED_USE
Jurisdiction
Buffalo, NY
Recorded code
N-2R
Official district
N-2R
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for N-2R in Buffalo, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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