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

    90 John Muir Dr Buffalo, NY 14228-1148

    • Office buildings
    • 15,419 SF
    • 1.90 lot acres
    OFF-MARKET
    Last Sale
    Apr 02, 2020
    $1,650,000
    Value Estimations
    $1,625,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0210561
    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

    • Office buildings

    Property Details for 90 John Muir Dr

    Year built
    1983
    Lot size
    1.90 lot acres
    Property size
    15,419 SF
    Property type
    Office buildings
    APN
    142289 41.03-1-94.2
    APU
    14228941031942

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,515,000
      ML approach
      $1,565,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,740,000
      Market price range: $1.06M - $2.63M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $1,790,000
      Current use
      RETAIL STORES
      $2,215,000
      Change: +24% Conversion: Moderate
      NEIGHBORHOOD: SHOPPING CENTER
      $2,000,000
      Change: +12% Conversion: Difficult
      RESTAURANT
      $1,910,000
      Change: +7% Conversion: Moderate
      AUTO REPAIR, GARAGE
      $1,500,000
      Change: -16% Conversion: Difficult

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

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.7748
    Latitude
    43.011
    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
    2019
    $41,781
    $310,000
    $911,000
    $1,221,000
    -
    $500,000
    $1,469,355
    $1,969,355

    Comparable in this City

    • Value Estimation
      $2,055,000
      20,178 SF

      1310 Sweet Home Rd

      OFFICE BUILDING • 20,178 SF
      1310 Sweet Home Rd, Buffalo, NY 14228
      View Details
    • Value Estimation
      $1,655,000
      13,516 SF

      1400-1404 Sweet Home Rd

      OFFICE BUILDING • 13,516 SF
      1400-1404 Sweet Home Rd, Amherst, NY 14228
      View Details
    • Value Estimation
      $1,125,000
      9,468 SF

      2360 Sweet Home Rd, Unit 2372

      OFFICE BUILDING • 9,468 SF
      2360 Sweet Home Rd, Buffalo, NY 14228-2329
      View Details
    • Value Estimation
      $1,310,000
      16,740 SF

      10 John James Audubon Pkwy

      OFFICE BUILDING • 16,740 SF
      10 John James Audubon Pkwy, Amherst, NY 14228-1149
      View Details
    • Value Estimation
      $695,000
      11,904 SF

      415 French Rd

      OFFICE BUILDING • 11,904 SF
      415 French Rd, Buffalo, NY 14228-2008
      View Details
    • Value Estimation
      $920,000
      8,321 SF

      2425 Sweet Home Rd

      OFFICE BUILDING • 8,321 SF
      2425 Sweet Home Rd, Buffalo, NY 14228-2233
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      39 SF

      Prominent Office Building on Boulevard

      Office building with optimal visibility and access on Niagara Falls.
      2825 Niagara Falls Blvd, Buffalo, NY 14228
      View Details
    • $2,100,000
      21,123 SF

      Professional Office Building For Sale

      High-end office building near University at Buffalo North Campus.
      1 John James Audubon Pkwy, Buffalo, NY 14228
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    • Contact for pricing

      Amherst Office Building For Sale

      2,100 SF office building in a convenient Amherst location.
      606 North French Rd, Amherst, NY 14228
      View Details
    • $1,325,000
      7,029 SF

      Class A Office Building Investment

      Fully leased 7,029 sq ft office building for sale.
      60 Bryant Woods S, Buffalo, NY 14228
      View Details
    • $1,200,000

      Amherst Office Space on 2 Acres

      Versatile office space in Amherst's evolving Audubon corridor.
      331 John James Audubon Pkwy, Buffalo, NY 14228
      View Details
    • $115,000
      6,300 SF

      West Amherst Professional Office Condo

      Professional office condominium for sale in West Amherst Office Park.
      586 N French Rd, Amherst, NY 14228
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      4,653 SF

      University Centre Flex/Warehouse Space

      Office, flex, and warehouse space near University at Buffalo.
      405 N French Rd, Buffalo, NY 14228
      View Details
    • $18 SF/Yr
      40,000 SF

      Amherst Office Space For Lease

      Modern office property with high visibility and customizable spaces available for lease.
      2825 Niagara Falls Blvd, Buffalo, NY 14228
      View Details
    • Contact for pricing

      Niagara Falls Boulevard Retail Spaces

      Retail and office spaces available on Niagara Falls Boulevard.
      2447 Niagara Falls Blvd, Buffalo, NY 14228
      View Details
    • $10 SF/Yr
      60,000 SF

      Prime Buffalo Industrial/Office Space

      60,000 SF Multi-Use Building in Erie County
      210 John Glenn Dr, Buffalo, NY 14228
      View Details
    • $18 SF/Yr
      79,112 SF

      University Commons Office Park

      Amherst Office Space: 1,395-2,666 SF Available
      1400-1416 Sweet Home Rd, Buffalo, NY 14228
      View Details
    • $18 SF/Yr
      3,500 SF

      Lakeview Office Space - Erie County

      Stunning 3,500 sq ft office, lake views.
      10 John James Audubon Pkwy, Buffalo, NY 14228
      View Details
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    Buffalo, NY 14228-1148
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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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