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    1465 Payne Ave North Tonawanda, NY 14120

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    For Sale
    Contact for pricing

    8,736 SF Office, Medical Potential

    Property size:
    8,736 SF

    Property Features for 1465 Payne Ave

    General Information

    Property type
    Medical offices
    Square Feet
    8,736 SF
    Class
    B

    Building Details

    Year Built/Renovated
    1955/2010
    Buildings
    1
    Stories
    3

    We can help!

    Listing Contact
    Brian Askey
    Brian Askey

    Listing Agency: McGuire Real Estate Services Listing Agent: Brian Askey

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    This exceptional three-story, 8,736 square foot office building, located at 1465 Payne Avenue in North Tonawanda, NY, presents a unique investment opportunity. Built in 1955 and renovated in 2010, this Class B property boasts significant frontage on Payne Avenue, offering excellent visibility and accessibility. Currently configured as traditional office space, it's ideally suited for an owner-user seeking a versatile space. The asking price is $475,000, translating to $54.37 per square foot. The property's substantial plumbing infrastructure presents significant potential for conversion to medical offices or even residential units, making it an attractive option for a variety of uses. Its location in Niagara County, NY, zip code 14120, offers convenient access to local amenities and transportation. The property features one building with ample space across three stories, and the Assessor's Parcel Number (APN) is 175.16-2-49.2. This is a rare opportunity to acquire a well-located, adaptable property with significant upside potential. Consider the possibilities this versatile building offers for your business or investment portfolio. Don't miss this chance to own a piece of North Tonawanda's commercial landscape.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    MSGR Carr Childrens ... Physician Sirianni Katherine Counselor Sarah Gray Physician Beth Tripi Foster Care Service Julie Golubski Physician

    Suggested Use

    Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    North Tonawanda
    County
    Niagara
    State
    New York
    Longitude
    -78.8876112
    Latitude
    43.0604374

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    FAQs

    What type of property is this?
    Medical office - 8,736 SF Office, Medical Potential
    Where is this medical office located?
    The property is located at 1465 Payne Ave North Tonawanda, NY.
    What is the asking price?
    The asking price for this property is $475,000.
    What are key features of this property?
    This property features: Owner-user opportunity.; Ideal for adaptive reuse.; Prime Payne Avenue frontage.
    (716) 908-8644 Call to check price and availability
    Request Owner's contact information
    1465 Payne Ave North Tonawanda, NY 14120
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    North Tonawanda, NY 14120
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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
    1465 Payne Ave North Tonawanda, NY 14120
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    Contact for Pricing
    Please call us for current price
    and status of this listing Brian Askey
    Brian Askey
    Real Estate License ID: 10401295674
    (716) 908-8644 (716) 829-1900
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