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Property profile & analytics
OFF-MARKET
Office buildings
990 Kenmore Ave Buffalo, NY 14216-1423
Entity Owned
Free & Clear
Property ID
US63-6286785
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1970
Total area
3,967 SF
Lot
0.17 ac (7,284 SF)
Zoning code
N-3E
APN
140200 78.41-1-11
UPID
US63-6286785
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
-
Photovid Photography Service (Bike/Boat/Book/etc) Store
-
Crews Control Media Advertising Agency Marketing & Advertising
-
L.A.S.T. Call Laundry Services (Bike/Boat/Book/etc) Store
-
SalleyNycole’s Skin & Beauty Boutique Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
990 Kenmore Ave LLC
990 Kenmore Ave LLC
since 2026
Last sale
$120,000
4 recorded transactions
Zoning & alternative use
N-3E · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$1,195
Tax year 2023
Assessed value
$230,000
Assessed 2023
Previous assessed
$230,000
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$59,200
Assessed improvement
$170,800
Land market value
$84,571
Improvement market value
$244,000
Total market value
$328,571
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
1970
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
3,967 SF
Lot
0.17 ac (7,284 SF)
Zoning code
N-3E
APN
140200 78.41-1-11
UPID
US63-6286785
Jurisdiction
ERIE
Zoning & alternative use
N-3E · Buffalo, NY
Zoning N-3E · permitted uses
N-3E · 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.
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
990 Kenmore Ave LLC
Entity
Free & Clear · 0 yrs held
Mailing address
990 KENMORE AVE, BUFFALO, NY 14216-1423
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2026
$300,000
990 Kenmore Ave LLC
Jv Property Holdings LLC
Warranty Deed
—
Feb 21, 2025
—
Jv Property Holdings LLC
—
Deed
related
$175,000 · Glhf Properties LLC
Nov 21, 2024
$85,000
Jv Property Holdings LLC
Scott A Bylewski
Deed
related
—
Oct 16, 2006
$120,000
Sanjeev D Relan
Hohl,kenneth
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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