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Property profile & analytics
OFF-MARKET
Estimated value
$1,430,000
Manufacturing properties
2175 Military Rd Tonawanda, NY 14150-6001
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-2907336
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1957
Total area
34,401 SF
Lot
3.13 ac (136,343 SF)
Zoning code
C-2
APN
146489 53.13-1-3.121
UPID
US63-2907336
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
-
IMA Life Factory Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.59M
Blend (final)
Blend
$1.43M
Owner & transaction history
Uniland Ptshp Of Delaware LP · 10 yrs held
Uniland Ptshp Of Delaware LP
since 2015
5 recorded transactions
Zoning & alternative use
C-2 · Tonawanda, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.1M
+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
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
INDUSTRIAL (GENERAL)
$1,195,000
Current use
WAREHOUSE, STORAGE
$2,130,000
Change: +78% · Conversion: Easy
Blend value · Realmo final
$1.43M
Range $1.29M – $1.57M · ±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
$42 / 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 2023Property tax & assessments
Tax year 2023
Assessed value
$1,180,200
Assessed 2023
Previous assessed
$1,180,200
+0.0% YoY
Assessed land
$85,200
Assessed improvement
$1,095,000
Land market value
$355,000
Improvement market value
$4,562,500
Total market value
$4,917,500
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
1957
Heating
NONE
Cooling
PARTIAL
Buildings
2
Stories
1
Total area
34,401 SF
Lot
3.13 ac (136,343 SF)
Zoning code
C-2
APN
146489 53.13-1-3.121
UPID
US63-2907336
Jurisdiction
ERIE
Zoning & alternative use
C-2 · Tonawanda, NY
Zoning C-2 · permitted uses
C-2 · 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
$1.2M
WAREHOUSE, STORAGE
Est. value
$2.1M
INDUSTRIAL (GENERAL) Current
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
1957
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
3.13 ac
Current owner
From public records · entity-resolved
Uniland Ptshp Of Delaware LP
Entity
Free & Clear · 10 yrs held
Mailing address
100 CORPORATE PKWY STE #500, AMHERST, NY 14226-1260
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2019
—
Uniland Ptshp Of Delaware LP
—
Deed Of Trust
related
$2,000,000 · United Bk
Jun 13, 2017
—
Uniland Ptshp Of Delaware LP
—
Deed
related
$4,895,978 · United Bk
Dec 30, 2015
$937,920
Uniland Ptshp Of Delaware LP
Uniland Ptshp Of Delaware LP
Grant Deed
related
—
Apr 27, 2006
—
Uniland Ptshp Of Delaware
Erie County Indl Dev Agcy
Quit Claim Deed
related
—
—
—
Uniland Ptshp Of Delaware LP
—
Deed Of Trust
related
$4,895,978 · United Bk
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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