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Property profile & analytics
OFF-MARKET
Estimated value
$3,895,000
Manufacturing properties
175 Milens Rd, Tonawanda, NY 14150-6701
Entity Owned
3-yr Hold
Free & Clear
Property ID
US63-1678393
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1969
Total area
72,671 SF
Lot
5.83 ac (253,955 SF)
Zoning code
P-S
APN
146489 52.16-2-4
UPID
US63-1678393
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
-
Retech Systems LLC Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.84M
CAP Approach
CAP
$4.91M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.90M
Owner & transaction history
The Uniland Partnership Of Delaware · 3 yrs held
The Uniland Partnership Of Delaware
since 2022
Last sale
$4.1M
3 recorded transactions
Zoning & alternative use
P-S · Tonawanda, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.6M
+121.5%
Warehouse, storage
$4.5M
+78.0%
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
$3,540,000
ML approach
$3,840,000
CAP Approach
CAP Return
Estimation
6%
$5,315,000
6.5%
$4,905,000
7%
$4,555,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,525,000
Current use
COMMERCIAL (GENERAL)
$5,595,000
Change: +122% · Conversion: Difficult
WAREHOUSE, STORAGE
$4,495,000
Change: +78% · Conversion: Easy
Blend value · Realmo final
$3.90M
Range $3.51M – $4.28M · ±10% · vs last sale $4.10M (Jul 18 2022)
Last sale anchor
$4.10M
Jul 18 2022
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
$54 / 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
$68,536
Tax year 2019
Assessed value
$654,220
Assessed 2023
Previous assessed
$654,220
+0.0% YoY
Effective rate
10.48%
On assessed value
Assessed land
$146,000
Assessed improvement
$508,220
Land market value
$608,330
Improvement market value
$2,117,570
Total market value
$2,725,900
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
1969
Heating
NONE
Buildings
1
Stories
1
Total area
72,671 SF
Lot
5.83 ac (253,955 SF)
Zoning code
P-S
APN
146489 52.16-2-4
UPID
US63-1678393
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
INDUSTRIAL (GENERAL) Current
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$5.6M
WAREHOUSE, STORAGE
Est. value
$4.5M
INDUSTRIAL (GENERAL) Current
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
1969
Heating
NONE
Stories
1
Buildings
1
Lot
5.83 ac
Current owner
From public records · entity-resolved
The Uniland Partnership Of Delaware
Entity
Free & Clear · 3 yrs held
Mailing address
100 CORPORATE PKWY STE #500, AMHERST, NY 14226-1260
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 26, 2023
—
The Uniland Partnership Of Delaware
—
Deed
related
$4,270,000 · Empower FCU
Jul 18, 2022
$4,100,000
The Uniland Partnership Of Delaware
General Electric Company
Deed
—
Jan 26, 2022
—
General Electric Company
General Electric Company
Intrafamily Transfer
related
$8,300 · Buffalo Urban Renewal Agency
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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