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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Bars & Pubs
11-13 Main St Tonawanda, NY 14150
Individually Owned
10-yr Hold
~
Est. High Equity
Property ID
US63-3936315
Property profile
Verified
Property type
Bars & Pubs
Use group
BAR, TAVERN
Year built
1926
Total area
4,268 SF
Lot
0.11 ac (4,884 SF)
APN
141600 39.45-2-5.11
UPID
US63-3936315
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$552k
Blend (final)
Blend
$520k
Owner & transaction history
Kevin Mcfall · 10 yrs held
Kevin Mcfall
since 2016
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$620,000
+6.3%
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 Tonawanda submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Tonawanda 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
RESTAURANT
$585,000
Current use
RETAIL STORES
$620,000
Change: +6% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$580,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$500,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$520k
Range $468k – $572k · ±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
$122 / 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
Assessed value
$360,000
Assessed 2023
Previous assessed
$200,000
+80.0% YoY
Assessed land
$36,000
Assessed improvement
$324,000
Land market value
$36,000
Improvement market value
$324,000
Total market value
$360,000
Applied tax rate
141,600.0000
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
Bars & Pubs
Use group
BAR, TAVERN
Status
Off-Market
Year built
1926
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
4,268 SF
Lot
0.11 ac (4,884 SF)
APN
141600 39.45-2-5.11
UPID
US63-3936315
Jurisdiction
ERIE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$585,000
RETAIL STORES
Est. value
$620,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$580,000
OFFICE BUILDING
Est. value
$500,000
RESTAURANT Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1926
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Kevin Mcfall
Individual
Mailing address
11 MAIN ST, TONAWANDA, NY 14150-2105
Ownership since
2016
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
Jan 8, 2016
$200,000
Kevin Mcfall
Cg11 LLC
Grant Deed
$96,000 · Cg 11 LLC
Jun 28, 2010
$130,000
Cg 11 LLC
Towpath Cafe & English Pub INC
Warranty Deed
$120,000 · Donna Watkins
Apr 8, 2008
$80,000
Tow Path Cafe
Toth,jeffrey
Warranty Deed
$65,000 · Jeffrey Toth
—
—
Stephen M Liebig
—
Deed Of Trust
related
$102,600 · Hunt Mtg
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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