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Property profile & analytics
FOR SALE
Office buildings
2084 Sheridan Dr Tonawanda, NY 14223
Individually Owned
5-yr Hold
Free & Clear
Property ID
US63-1778307
For Sale
1 / 50
$599,900
2084 Sheridan Dr, Tonawanda, NY 14223
View Listing →
Property summary
AI-generated overview
This exceptional 6,750 square foot office building in Buffalo, NY, presents a lucrative investment opportunity. Strategically located on Sheridan Drive, this property enjoys high visibility and easy access, boasting 24 dedicated parking spaces for ample client and staff convenience. The building comprises three versatile units, two currently occupied by established dental practices, guaranteeing a consistent stream of foot traffic and a built-in professional network. One unit is immediately available for lease, providing flexibility for expansion or new ventures. The property sits on a 0.38-acre lot, offering significant curb appeal and visibility. A substantial basement area provides ample storage space and presents additional income potential through separate lease opportunities. This property is ideal for medical or professional businesses seeking a prime location with existing tenant occupancy and significant parking. The asking price is $800,000. This combination of location, existing tenants, and potential for additional income makes this a truly exceptional investment opportunity in a thriving Buffalo neighborhood.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1985
Total area
4,500 SF
Lot
0.38 ac (16,553 SF)
Zoning code
C
APN
146489 66.33-2-33.11
UPID
US63-1778307
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
-
Theodore J. Jenkins, DDS Dental Office
-
Ira M Robbins DDS PC Dental Office
-
Robbins & Robbins Dental Office
-
Belote Diane Dental Office
-
Dr. Douglas Robbins, DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$729k
Blend (final)
Blend
$605k
Owner & transaction history
Judith P Robbins · 5 yrs held
Judith P Robbins
since 2020
3 recorded transactions
Zoning & alternative use
C · Buffalo, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$645,000
+23.8%
Neighborhood: shopping center
$585,000
+11.9%
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
$520,000
Current use
RETAIL STORES
$645,000
Change: +24% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$585,000
Change: +12% · Conversion: Difficult
AUTO REPAIR, GARAGE
$440,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$605k
Range $545k – $666k · ±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
$134 / 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
$23,553
Tax year 2019
Assessed value
$223,250
Assessed 2023
Previous assessed
$223,250
+0.0% YoY
Effective rate
10.55%
On assessed value
Assessed land
$79,000
Assessed improvement
$144,250
Land market value
$329,164
Improvement market value
$601,036
Total market value
$930,200
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Sale
Year built
1985
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
4,500 SF
Lot
0.38 ac (16,553 SF)
Zoning code
C
APN
146489 66.33-2-33.11
UPID
US63-1778307
Jurisdiction
ERIE
Zoning & alternative use
C · Buffalo, NY
Zoning C · permitted uses
C · Buffalo, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Buffalo. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$520,000
RETAIL STORES
Est. value
$645,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$585,000
AUTO REPAIR, GARAGE
Est. value
$440,000
OFFICE BUILDING Current
RETAIL STORES
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
1985
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
Judith P Robbins
Individual
Free & Clear · 5 yrs held
Mailing address
180 S ROCKINGHAM WAY, AMHERST, NY 14228-3722
Ownership since
2020
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 29, 2020
—
Judith P Robbins
Ira M Robbins
Quit Claim Deed
related
—
Jun 11, 2019
—
Tjj Family LP
Jenkins,theodore J
Warranty Deed
—
Dec 9, 2010
$80,000
Ira M Robbins
Maguire,francis T
Warranty Deed
$60,000 · Francis T Naguire
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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