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    Property profile & analytics

    2 Main St Tonawanda, NY 14150-1102

    • Investment properties
    • 5,980 SF
    • 0.08 lot acres
    OFF-MARKET
    Value Estimations
    $320,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3520199
    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

    • J J Gutt & Associates Inc / Tax Preparation Service
    • Wizard Communication Systems Inc / Website Designer

    Property Details for 2 Main St

    Year built
    1890
    Lot size
    0.08 lot acres
    Property size
    5,980 SF
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    141600 39.45-1-7
    APU
    141600394517

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $310,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $460,000
      Market price range: $313k - $637k
      AI Estimate
      $489,000
      Market price range: $295k - $698k

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

    Location Insight

    • Map
    • Local Demand
    City
    Tonawanda
    County
    Erie
    State
    New York
    Longitude
    -78.8784
    Latitude
    43.0213
    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
    2023
    $0.00
    $27,500
    $222,500
    $250,000
    -
    $27,500
    $222,500
    $250,000

    Comparable in this City

    • Value Estimation
      $280,000
      731 SF

      82 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 731 SF
      82 Main St, Tonawanda, NY 14150-2130
      View Details
    • Value Estimation
      $560,000
      25,824 SF

      63 Main St

      OFFICE/RESIDENTIAL (MIXED USE) • 25,824 SF
      63 Main St, Tonawanda, NY 14150-2133
      View Details
    • Value Estimation
      $290,000
      681 SF

      795 Young St

      OFFICE/RESIDENTIAL (MIXED USE) • 681 SF
      795 Young St, Tonawanda, NY 14150
      View Details
    • Value Estimation
      $290,000
      1,935 SF

      305 Delaware St

      OFFICE/RESIDENTIAL (MIXED USE) • 1,935 SF
      305 Delaware St, Tonawanda, NY 14150-3511
      View Details
    • Value Estimation
      $300,000
      7,040 SF

      36 Niagara St

      OFFICE/RESIDENTIAL (MIXED USE) • 7,040 SF
      36 Niagara St, Tonawanda, NY 14150-1103
      View Details
    • Value Estimation
      $180,000
      1,987 SF

      2572 Sheridan Dr

      OFFICE/RESIDENTIAL (MIXED USE) • 1,987 SF
      2572 Sheridan Dr, Tonawanda, NY 14150-9412
      View Details

    Similar Nearby for Sale

    • $49,900
      Pending

      Tonawanda Duplex Investment Opportunity

      Two-family duplex in Tonawanda with investment and rental income potential.
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      Tonawanda Shopping Center Investment

      High-potential redevelopment site, 50% occupied.
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    • $1,299,000
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      Tonawanda Industrial Office Building

      Prime location, 11,564 SF, warehouse & office.
      90 Pearce Ave, Tonawanda, NY 14150
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    • $420,000
      14.00 Acres

      Spaulding Commerce Park Land

      14-Acre Commercial Development Site
      310 Wheeler St, Tonawanda, NY 14150
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    • $450,000
      2,662 SF

      Prime Tonawanda Office Building

      Turnkey Dental Space, High Traffic Area
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    • $5,950,000
      68,696 SF

      Tonawanda Industrial Property

      68,696 SF Warehouse/Office - Vacant
      170 Cooper Ave, Tonawanda, NY 14150
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      70,062 SF

      Youngmann Plaza Retail Space

      Tonawanda, NY: Prime Retail Opportunity
      880 Young St, Tonawanda, NY 14150
      View Details
    • Contact for pricing
      3,075 SF

      Grand Island Blvd Retail Space

      Turnkey Restaurant, High Traffic Location
      69 Grand Island Blvd, Tonawanda, NY 14150
      View Details
    • Contact for pricing
      13,086 SF

      Tonawanda Retail Space For Rent

      Retail space available in high-traffic Tonawanda location near I-290.
      1750 Niagara Falls Blvd, Tonawanda, NY 14150
      View Details
    • Contact for pricing
      7,831 SF

      Retail Space on Sheridan Drive

      Retail space available in Tonawanda on Sheridan Drive.
      2889 Sheridan Dr, Tonawanda, NY 14150
      View Details
    • $10 SF/Yr
      3,000 SF

      Modern Warehouse Space Near Erie Canal

      Practically new warehouse space with high ceilings and modern amenities.
      156 E Niagara St, Tonawanda, NY 14150
      View Details
    • $8 SF/Yr
      46,500 SF

      Tonawanda Industrial Space For Lease

      Industrial space available near downtown Buffalo and U.S.-Canada border.
      295 Fire Tower Dr, Tonawanda, NY 14150
      View Details
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    2 Main St
    Tonawanda, NY 14150-1102
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    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
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