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Property profile & analytics
OFF-MARKET
Estimated value
$1,940,000
Investment properties
1107 Sheridan Dr Tonawanda, NY 14150-8044
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-2604067
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2020
Total area
9,100 SF
Lot
0.8 ac (34,800 SF)
Zoning code
C
APN
146489 65.12-1-8.111
UPID
US63-2604067
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
-
Dollar General Discount Store
-
Western Union Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.98M
CAP Approach
CAP
$1.32M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.94M
Owner & transaction history
Budnet LLC · 5 yrs held
Budnet LLC
since 2021
Last sale
$1.8M
5 recorded transactions
Zoning & alternative use
C · Tonawanda, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.3M
+88.7%
Restaurant
$1.2M
+77.5%
Neighborhood: shopping center
$1.2M
+75.8%
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
$2,090,000
ML approach
$1,975,000
CAP Approach
CAP Return
Estimation
6%
$1,425,000
6.5%
$1,315,000
7%
$1,220,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,320,000
Change: +89% · Conversion: Easy
RESTAURANT
$1,245,000
Change: +77% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,230,000
Change: +76% · Conversion: Difficult
Blend value · Realmo final
$1.94M
Range $1.75M – $2.13M · ±10% · vs last sale $1.85M (Feb 24 2021)
Last sale anchor
$1.85M
Feb 24 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
$213 / 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
$375,000
Assessed 2023
Previous assessed
$375,000
+0.0% YoY
Assessed land
$70,700
Assessed improvement
$304,300
Land market value
$294,583
Improvement market value
$1,267,917
Total market value
$1,562,500
Applied tax rate
146,401.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2020
Heating
NONE
Stories
1
Total area
9,100 SF
Lot
0.8 ac (34,800 SF)
Zoning code
C
APN
146489 65.12-1-8.111
UPID
US63-2604067
Jurisdiction
ERIE
Zoning & alternative use
C · Tonawanda, NY
Zoning C · permitted uses
C · Tonawanda, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tonawanda. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$1.3M
RESTAURANT
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
2020
Heating
NONE
Stories
1
Lot
0.8 ac
Current owner
From public records · entity-resolved
Budnet LLC
Entity
Mailing address
324 S PALM DR, BEVERLY HILLS, CA 90212-3512
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2021
$1,848,846
Budnet LLC
Mobile Broad Street LLC
Special Warranty Deed
—
Jul 6, 2020
—
Mobile Broad Street LLC
—
Deed
related
$179,500 · Bancorpsouth Bank
Sep 6, 2019
$100,000
Mobile-broad Street LLC
Bank Of New York M 2000-b
Grant Deed
—
Oct 15, 2018
$126,000
Bank Of New York Mello 2000-b Tr
Referee Of Erie County|maccubbin,robert A
Foreclosure
related
—
—
—
Mobile-broad Street LLC
—
Deed Of Trust
related
$1,179,500 · Bancorpsouth
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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