New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,020,000
Office buildings
891 Delaware Ave Buffalo, NY 14209-2007
Individually Owned
1-yr Hold
Free & Clear
Property ID
US63-5337368
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1936
Total area
8,274 SF
Lot
0.37 ac (16,104 SF)
Zoning code
N-2R
APN
140200 100.54-3-4.11
UPID
US63-5337368
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
-
Leonard Kaplan, DO Gym & Fitness Center Alternative Medicine Practice
-
Kim Howes, ND Physician
-
OWM Integrative Wellness Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.02M
Owner & transaction history
Osteopathic Wellness Medicine Of We · 1 yrs held
Osteopathic Wellness Medicine Of We
since 2024
7 recorded transactions
Zoning & alternative use
N-2R · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.2M
+23.8%
Neighborhood: shopping center
$1.1M
+11.9%
Restaurant
$1.0M
+6.8%
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
OFFICE BUILDING
$960,000
Current use
RETAIL STORES
$1,190,000
Change: +24% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,075,000
Change: +12% · Conversion: Difficult
RESTAURANT
$1,025,000
Change: +7% · Conversion: Moderate
AUTO REPAIR, GARAGE
$805,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$1.02M
Range $918k – $1.12M · ±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
$123 / 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
$8,835
Tax year 2023
Assessed value
$1,700,000
Assessed 2023
Previous assessed
$1,700,000
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$218,100
Assessed improvement
$1,481,900
Land market value
$311,571
Improvement market value
$2,117,000
Total market value
$2,428,571
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1936
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
8,274 SF
Lot
0.37 ac (16,104 SF)
Zoning code
N-2R
APN
140200 100.54-3-4.11
UPID
US63-5337368
Jurisdiction
ERIE
Zoning & alternative use
N-2R · Buffalo, NY
Zoning N-2R · permitted uses
N-2R · 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
OFFICE BUILDING Current
Est. value
$960,000
RETAIL STORES
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
RESTAURANT
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$805,000
OFFICE BUILDING Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
RESTAURANT
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
1936
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
0.37 ac
Current owner
From public records · entity-resolved
Osteopathic Wellness Medicine Of We
Individual
Free & Clear · 1 yrs held
Mailing address
235 S ELMWOOD AVE, BUFFALO, NY 14201-2340
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2024
—
Osteopathic Wellness Medicine Of We
Owm Integrative Wellness LLC
Bargain & Sale Deed
—
Dec 9, 2022
$1,550,000
Owm Integrative Wellness LLC
Schreiber Properties LLC
Bargain And Sale Deed
$1,550,000 · M & T Bank
Aug 5, 2015
—
Schreiber Properties LLC
Schreiber Properties LLC
Quit Claim Deed
—
Jan 30, 2015
$1,325,000
Schreiber Properties LLC
891 Delaware LLC
Grant Deed
—
Apr 25, 2013
$777,000
891 Delaware LLC
Foster Manor LLC
Warranty Deed
$621,600 · Evans Bk NA
Aug 17, 2012
$230,000
Rock D Covey
Foster Manor LLC
Grant Deed
—
Jun 15, 2011
$850,000
Foster Manor LLC
Canisius High School Of Buffalo
Grant Deed
$600,000 · Canisius High School
Jan 4, 2008
—
Canisius High School
891 & 877 Delaware INC
Quit Claim Deed
related
—
Dec 22, 2006
—
Canisius High School
891 & 877 Delaware INC
Quit Claim Deed
related
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 891 Delaware Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
