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Property profile & analytics
OFF-MARKET
Investment properties
2260 Niagara Fls Blvd Tonawanda, NY 14150-4735
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-2714588
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1993
Total area
9,000 SF
Lot
0.5 ac (21,840 SF)
Zoning code
C
APN
146489 40.63-3-22
UPID
US63-2714588
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
-
Outlet Carpet and Flooring Carpet & Flooring Store
-
Buffalo Bathroom Construction Co Renovation Specialist General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Niagara Falls Boulevard LLC · 5 yrs held
Niagara Falls Boulevard LLC
since 2020
Last sale
$480,000
7 recorded transactions
Zoning & alternative use
C · Tonawanda, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$26,684
Tax year 2019
Assessed value
$168,000
Assessed 2023
Previous assessed
$168,000
+0.0% YoY
Effective rate
15.88%
On assessed value
Assessed land
$79,000
Assessed improvement
$89,000
Land market value
$329,167
Improvement market value
$370,833
Total market value
$700,000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1993
Heating
NONE
Buildings
1
Stories
1
Total area
9,000 SF
Lot
0.5 ac (21,840 SF)
Zoning code
C
APN
146489 40.63-3-22
UPID
US63-2714588
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.
Building & site characteristics
From public records
Year built
1993
Heating
NONE
Stories
1
Buildings
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
Niagara Falls Boulevard LLC
Entity
Mailing address
5371 TRANSIT RD, WILLIAMSVILLE, NY 14221-2823
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2020
—
Niagara Falls Boulevard LLC
Mccormick 111 LLC
Correction Deed
related
—
Feb 26, 2020
$480,000
2260 Niagara Falls Blvd LLC
Mccormick 111 LLC
Grant Deed
—
Jun 5, 2019
$440,002
Mccormick 111 LLC
Hutch Ents INC
Deed In Lieu Of Foreclosure
related
—
Jul 29, 2016
—
Hutch Ents INC
—
Deed
related
$422,216 · Miscellaneous Ins Co
—
—
Hutch Ents INC
—
Deed Of Trust
related
$1,150,000 · Stancorp Mtg Invtrs
—
—
Hutch Ents INC
—
Deed Of Trust
related
$331,500 · Miscellaneous Ins Co
—
—
Hutch Ents INC
—
Loan Modification
related
$422,216 · Miscellaneous Ins Co
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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