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Property profile & analytics
OFF-MARKET
Estimated value
$1,245,000
Manufacturing properties
111 Pearce Ave, Tonawanda, NY 14150-6711
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-1023123
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1978
Total area
17,520 SF
Lot
2.26 ac (98,446 SF)
Zoning code
P-S
APN
146489 52.15-1-9
UPID
US63-1023123
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
-
Bison Storage Warehouse & Storage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.31M
CAP Approach
CAP
$1.19M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.25M
Owner & transaction history
Pearce Ave Realty LLC · 2 yrs held
Pearce Ave Realty LLC
since 2023
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
P-S · Tonawanda, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.0M
+236.0%
Auto repair, garage
$1.8M
+189.2%
Commercial (general)
$1.4M
+121.5%
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
$1,280,000
ML approach
$1,305,000
CAP Approach
CAP Return
Estimation
6%
$1,280,000
6.5%
$1,185,000
7%
$1,100,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,045,000
Change: +236% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,760,000
Change: +189% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,350,000
Change: +122% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,085,000
Change: +78% · Conversion: Easy
Blend value · Realmo final
$1.25M
Range $1.12M – $1.37M · ±10% · vs last sale $1.23M (Sep 21 2023)
Last sale anchor
$1.23M
Sep 21 2023
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
$71 / 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
$21,584
Tax year 2019
Assessed value
$204,800
Assessed 2023
Previous assessed
$204,800
+0.0% YoY
Effective rate
10.54%
On assessed value
Assessed land
$57,400
Assessed improvement
$147,400
Land market value
$239,157
Improvement market value
$614,143
Total market value
$853,300
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1978
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
17,520 SF
Lot
2.26 ac (98,446 SF)
Zoning code
P-S
APN
146489 52.15-1-9
UPID
US63-1023123
Jurisdiction
ERIE
Zoning & alternative use
P-S · Tonawanda, NY
Zoning P-S · permitted uses
P-S · 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
OFFICE BUILDING
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.1M
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1978
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.26 ac
Current owner
From public records · entity-resolved
Pearce Ave Realty LLC
Entity
Mailing address
340 SANFORD RD S, CHURCHVILLE, NY 14428-9579
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2026
—
Pearce Ave Realty LLC
—
Deed
related
$1,000,000 · Pnc Bank NA
Mar 16, 2026
—
Pearce Ave Realty LLC
—
Deed
related
$11,721 · Pnc Bank NA
Sep 21, 2023
$1,230,000
Pearce Ave Realty LLC
Churchville Fire Equipment Corp
Bargain And Sale Deed
$922,500 · Vast Bank NA
Nov 23, 2021
$1,100,000
Churchville Fire Equipment Corp
Bison Storage And Warehouse Corp
Deed
$880,000 · Bank Of Castile
May 22, 2015
—
Bison Storage & Warehouse Corp
Miller Properties LLC
Grant Deed
related
—
Jan 23, 2015
$485,000
Buffalo Storage & Warehouse Co
Miller Properties LLC
Grant Deed
—
Sep 10, 2010
$390,000
Miller Properties LLC
111 Pearce Ave INC
Grant Deed
$340,000 · 111 Pearce Avenue INC
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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