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Property profile & analytics
OFF-MARKET
Estimated value
$1,320,000
Office buildings
1868 Niagara Fls Blvd Tonawanda, NY 14150-6494
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-1611429
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1959
Total area
9,732 SF
Lot
1.3 ac (56,628 SF)
Zoning code
C
APN
146489 54.23-4-8
UPID
US63-1611429
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
-
Mindful Healing Connections, LLC Crisis Center Medical Clinic
-
Peter Grubea Law Offices Law Firm Financial Advisor
-
Arklosophy Consultant
-
Somatic Massage Center Alternative Medicine Practice Spa & Massage Center
-
Enchanting Birthdays of WNY Theater & Performing Art Venue Nightclub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.65M
Blend (final)
Blend
$1.32M
Owner & transaction history
New Cingular Wireless Pcs LLC · 4 yrs held
New Cingular Wireless Pcs LLC
since 2022
6 recorded transactions
Zoning & alternative use
C · Tonawanda, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.4M
+24.4%
Restaurant
$1.3M
+17.0%
Neighborhood: shopping center
$1.3M
+15.9%
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
OFFICE BUILDING
$1,135,000
Current use
RETAIL STORES
$1,415,000
Change: +24% · Conversion: Moderate
RESTAURANT
$1,330,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,315,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$980,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.32M
Range $1.19M – $1.45M · ±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
$136 / 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
$101,625
Tax year 2019
Assessed value
$887,000
Assessed 2023
Previous assessed
$887,000
+0.0% YoY
Effective rate
11.46%
On assessed value
Assessed land
$150,000
Assessed improvement
$737,000
Land market value
$624,994
Improvement market value
$3,070,806
Total market value
$3,695,800
Applied tax rate
142,207.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1959
Heating
NONE
Buildings
2
Stories
2
Total area
9,732 SF
Lot
1.3 ac (56,628 SF)
Zoning code
C
APN
146489 54.23-4-8
UPID
US63-1611429
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
OFFICE BUILDING Current
Est. value
$1.1M
RETAIL STORES
Est. value
$1.4M
RESTAURANT
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$980,000
OFFICE BUILDING Current
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1959
Heating
NONE
Stories
2
Buildings
2
Lot
1.3 ac
Current owner
From public records · entity-resolved
New Cingular Wireless Pcs LLC
Entity
Free & Clear · 4 yrs held
Mailing address
2721 TRANSIT RD STE #114, ELMA, NY 14059-9037
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 4, 2022
—
New Cingular Wireless Pcs LLC
Blue Dolphin Motor Lodge LLC
Lease
—
Dec 27, 2019
—
Blue Dolphin Motor Lodge LLC
—
Deed
related
$3,600,000 · Keybank USA
—
—
Blue Dolphin Motor Lodge LLC
—
Loan Modification
related
$3,600,000 · Keybank USA
—
—
Blue Dolphin Motor Lodge LLC
—
Deed Of Trust
related
$3,160,000 · First Niagara Funding INC
—
—
Blue Dolphin Motor Lodge LLC
—
Deed Of Trust
related
$2,700,000 · First Niagara Funding INC
—
—
Blue Dolphin Motor Lodge LLC
—
Deed Of Trust
related
$2,700,000 · First Niagara Funding 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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