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Property profile & analytics
OFF-MARKET
Estimated value
$790,000
Warehouses
999 Harlem Rd, Buffalo, NY 14224-1007
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-3843912
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1993
Total area
11,488 SF
Lot
0.57 ac (25,000 SF)
Zoning code
11
APN
146800 124.09-1-2.2
UPID
US63-3843912
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
-
Westmatic Corporation Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$815k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$763k
Blend (final)
Blend
$790k
Owner & transaction history
Westmatic Properties Corporation · 4 yrs held
Westmatic Properties Corporation
since 2021
Last sale
$810,000
4 recorded transactions
Zoning & alternative use
11 · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.2M
+81.1%
Auto repair, garage
$1.1M
+74.2%
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
$745,000
ML approach
$815,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$640,000
Current use
COMMERCIAL (GENERAL)
$1,160,000
Change: +81% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,120,000
Change: +74% · Conversion: Easy
Blend value · Realmo final
$790k
Range $711k – $869k · ±10% · vs last sale $810k (Aug 27 2021)
Last sale anchor
$810k
Aug 27 2021
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
$69 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$32,258
Tax year 2019
Assessed value
$270,500
Assessed 2023
Previous assessed
$270,500
+0.0% YoY
Effective rate
11.93%
On assessed value
Assessed land
$59,000
Assessed improvement
$211,500
Land market value
$226,923
Improvement market value
$813,462
Total market value
$1,040,385
Applied tax rate
143,009.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1993
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
11,488 SF
Lot
0.57 ac (25,000 SF)
Zoning code
11
APN
146800 124.09-1-2.2
UPID
US63-3843912
Jurisdiction
ERIE
Zoning & alternative use
11 · Buffalo, NY
Zoning 11 · permitted uses
11 · 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
WAREHOUSE, STORAGE Current
Est. value
$640,000
COMMERCIAL (GENERAL)
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
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
1993
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.57 ac
Current owner
From public records · entity-resolved
Westmatic Properties Corporation
Entity
Free & Clear · 4 yrs held
Mailing address
485 CAYUGA RD, CHEEKTOWAGA, NY 14225-1368
Ownership since
2021
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
Aug 27, 2021
$810,000
Westmatic Properties Corporation
Sixesses LLC
Bargain And Sale Deed
—
Aug 27, 2021
—
James L Busshart
Joyce E Schwob
Affidavit
—
Dec 28, 2006
$550,000
Sixesses LLC
Busshart Dev LLC
Grant Deed
$467,500 · Manufacturers Traders & Trust
—
—
Sixesses LLC
—
Loan Modification
related
$525,000 · M & T Bank
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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