Sign Up Successful!
You now have access to more from Realmo!
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    15 Webster St North Tonawanda, NY 14120-5816

    • Office buildings
    • 15,571 SF
    • 0.20 lot acres
    OFF-MARKET
    Last Sale
    Nov 12, 2024
    $1,500,000
    Value Estimations
    $1,500,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3934121
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • North Tonawanda Recovery Plus / State Government Office
    • Custard Insurance Adjusters / Insurance Agency
    • Richardson Boots Company / (Bike/Boat/Book/etc) Store / Production Facility
    • Planned Parenthood - North Tonawanda Health Center / Medical Clinic
    • M Property Restoration / Roofing Company / General Contractor

    Property Details for 15 Webster St

    Year built
    1930
    Lot size
    0.20 lot acres
    Property size
    15,571 SF
    Zone code
    C-2
    Property type
    Office buildings
    APN
    291200 185.09-1-8
    APU
    2912001850918

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,500,000
      ML approach
      $1,500,000

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $1,070,000
      Current use
      RESTAURANT
      $1,310,000
      Change: +23% Conversion: Moderate
      AUTO REPAIR, GARAGE
      $1,200,000
      Change: +12% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    North Tonawanda
    County
    Niagara
    State
    New York
    Longitude
    -78.8775
    Latitude
    43.0223
    CBSA code
    15380
    CBSA name
    BUFFALO-NIAGARA FALLS, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $12,800
    $537,200
    $550,000
    -
    $24,616
    $1,033,084
    $1,057,700

    Comparable in this City

    • Value Estimation by Request
      950 SF

      1050 Oliver St

      PROFESSIONAL BUILDING • 950 SF
      1050 Oliver St, North Tonawanda, NY 14120-2653
      View Details
    • Value Estimation
      $2,380,000
      44,841 SF

      216 Payne Ave

      OFFICE BUILDING • 44,841 SF
      216 Payne Ave, North Tonawanda, NY 14120-5446
      View Details
    • Value Estimation by Request
      1,104 SF

      696 Niagara Fls Blvd

      OFFICE BUILDING • 1,104 SF
      696 Niagara Fls Blvd, North Tonawanda, NY 14120-1304
      View Details
    • Value Estimation by Request
      3,248 SF

      87 Mead St

      PROFESSIONAL BUILDING • 3,248 SF
      87 Mead St, North Tonawanda, NY 14120-4444
      View Details
    • Value Estimation by Request
      6,515 SF

      605 Division St

      PROFESSIONAL BUILDING • 6,515 SF
      605 Division St, North Tonawanda, NY 14120-4486
      View Details
    • Value Estimation by Request
      3,860 SF

      554 Robinson St

      OFFICE BUILDING • 3,860 SF
      554 Robinson St, North Tonawanda, NY 14120-4602
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      8,736 SF

      North Tonawanda Office Building

      Office building with 8736 square feet of space.
      1465 Payne Ave, North Tonawanda, NY 14120
      View Details
    • Contact for pricing
      85,000 SF

      Redevelopment Opportunity in Opportunity Zone

      85,000 SF redevelopment opportunity in a Federal Opportunity Zone.
      445 Tremont St, North Tonawanda, NY 14120
      View Details
    • $1,975,000
      55,000 SF

      Visible Building on 7.5 Acres

      Highly visible building on 7.5 acres near major transportation routes.
      7290 Nash Rd, North Tonawanda, NY 14120
      View Details
    • $475,000
      8,736 SF

      Prime North Tonawanda Office Building

      8,736 SF Office, Medical Potential
      1465 Payne Ave, North Tonawanda, NY 14120
      View Details
    • $45,000
      4,763 SF

      Mixed-Use Renovation Opportunity

      Mixed-use property requiring renovation in North Tonawanda, New York.
      301 Payne Ave, North Tonawanda, NY 14120
      View Details
    • $279,000
      1,785 SF

      Niagara Falls Blvd Commercial Property

      Commercial property on high-traffic Niagara Falls Blvd in Wheatfield.
      Wheatfield, NY 14120
      View Details

    Similar Nearby for Lease

    • $12 SF/Yr
      210,081 SF

      Mid City Plaza: Medical & Retail Space

      North Tonawanda, NY medical & retail opportunity.
      287 Meadow Dr, North Tonawanda, NY 14120
      View Details
    • Contact for pricing
      810 SF

      Restricted Commercial Space For Rent

      810 SF commercial space in high-traffic location.
      135 Division St, North Tonawanda, NY 14120
      View Details
    • $14 SF/Yr
      3,320 SF

      North Tonawanda Commercial Space Available

      Prime commercial space in revitalizing downtown North Tonawanda. Customizable build-out.
      230 Oliver St, North Tonawanda, NY 14120
      View Details
    • $12 SF/Yr

      Contractor Warehouse Space Available

      Warehouse space with office, garage doors, and high ceilings.
      7225 Campbell Blvd, Pendleton, NY 14120
      View Details
    • Contact for pricing
      1,500 SF

      Downtown North Tonawanda Office/Retail Space

      Waterfront office and retail suites in historic downtown location.
      84 Sweeney St, North Tonawanda, NY 14120
      View Details
    • Contact for pricing
      10,320 SF

      Niagara Falls Blvd Warehouse/Retail Space

      6,000 SF warehouse with 2,500 SF office/retail space.
      3910 Niagara Falls Blvd, North Tonawanda, NY 14120
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    15 Webster St
    North Tonawanda, NY 14120-5816
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.