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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Investment properties
2375 Sheridan Dr Tonawanda, NY 14150-9403
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US63-0576685
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2011
Total area
8,600 SF
Lot
0.81 ac (35,150 SF)
Zoning code
C
APN
146489 66.43-1-3.1
UPID
US63-0576685
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
-
Family Dollar Toy Store Clothing Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$626k
Blend (final)
Blend
$710k
Owner & transaction history
Royal Wash Tonawanda LLC · 7 yrs held
Royal Wash Tonawanda LLC
since 2019
4 recorded transactions
Zoning & alternative use
C · Tonawanda, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+77.5%
Neighborhood: shopping center
$1.2M
+75.8%
Office building
$1.0M
+51.7%
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
COMMERCIAL (GENERAL)
$660,000
Current use
RESTAURANT
$1,175,000
Change: +77% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,165,000
Change: +76% · Conversion: Difficult
OFFICE BUILDING
$1,005,000
Change: +52% · Conversion: Easy
AUTO REPAIR, GARAGE
$865,000
Change: +31% · Conversion: Difficult
WAREHOUSE, STORAGE
$530,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$710k
Range $639k – $781k · ±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
$83 / 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
$340,000
Assessed 2023
Previous assessed
$340,000
+0.0% YoY
Assessed land
$290,000
Assessed improvement
$50,000
Land market value
$1,208,362
Improvement market value
$208,338
Total market value
$1,416,700
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2011
Heating
NONE
Stories
1
Total area
8,600 SF
Lot
0.81 ac (35,150 SF)
Zoning code
C
APN
146489 66.43-1-3.1
UPID
US63-0576685
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
COMMERCIAL (GENERAL) Current
Est. value
$660,000
RESTAURANT
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$865,000
WAREHOUSE, STORAGE
Est. value
$530,000
COMMERCIAL (GENERAL) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2011
Heating
NONE
Stories
1
Lot
0.81 ac
Current owner
From public records · entity-resolved
Royal Wash Tonawanda LLC
Entity
Mailing address
180 CANAL VW BLVD STE #600, ROCHESTER, NY 14623-2849
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2019
$875,000
Royal Wash Tonawanda LLC
Wendys Restaurants Of Rochester
Grant Deed
$2,215,450 · Evans Bk NA
Feb 2, 2009
$900,000
Wendys Rest Of Rochester
Wendys Rest Of Rochester
Grant Deed
related
—
Dec 19, 2008
$900,000
Wendys Restaurants Of Rochest
Glr Holdings Lllc
Warranty Deed
—
Apr 13, 2007
$900,000
Glr Holdings LLC
2375 Sheridan INC
Grant Deed
related
—
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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