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2440 Sheridan Dr, Tonawanda, NY 14150
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Total area
34,088 SF
Lot
2.43 ac (105,851 SF)
Zoning code
C-1
APN
146489 66.35-6-15.1
UPID
US63-0423731
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
HVAC Service General Contractor
-
Hardware & Home Improvement Building Supply
-
Real Estate Agency
-
HVAC Service General Contractor
-
Energy Supplier Diesel Fuel Supplier
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.18M
Blend (final)
Blend
$835k
Owner & transaction history
4 recorded transactions
Zoning & alternative use
C-1 · Tonawanda, NY
Zoning description
The intent of this zone is to provide commercial services such as art, dance, music or photographic studio etc.
General category
COMMERCIAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 4 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$835k
Value range
$752k – $919k
±10% around blend
Estimated value / SF
$24 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
40
Income certainty
100
$752k
blend $835k
$919k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
34,088 SF
Lot area
2.43 ac
Year built
1980
Stories
4
APN
146489 66.35-6-15.1
Zoning
C-1
Assessed value
$648,000
Annual tax
$68,629
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$68,629
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$8.78M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.2 mi away · 38,130 SF
7.4 mi away · 34,839 SF
13.1 mi away · 35,754 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$835k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 307 sales
$117
-79%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $24/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$618k
Move the market yield to see immediate price impact.
Value / SF
$18
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$39k
$778k
$556k
$432k
$43k
$865k
$618k
$480k
$48k
$951k
$679k
$528k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$14.70M
1.9 mi · Nov 2025 · $487/SF
Property tax & assessments
Tax year 2019Property tax & assessments
Tax year 2019
Tax billed
$68,629
Tax year 2019
Assessed value
$648,000
Assessed 2023
Previous assessed
$648,000
+0.0% YoY
Effective rate
10.59%
On assessed value
Assessed land
$343,000
Assessed improvement
$305,000
Land market value
$1,429,167
Improvement market value
$1,270,833
Total market value
$2,700,000
Applied tax rate
146,401.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1980
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
4
Total area
34,088 SF
Lot
2.43 ac (105,851 SF)
Zoning code
C-1
APN
146489 66.35-6-15.1
UPID
US63-0423731
Jurisdiction
ERIE
Zoning & alternative use
C-1 · Tonawanda, NYZoning C-1 · permitted uses
C-1 · Tonawanda, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The intent of this zone is to provide commercial services such as art, dance, music or photographic studio etc.
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
1980
Heating
NONE
Cooling
Yes
Stories
4
Buildings
1
Lot
2.43 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
C-1
COMMERCIAL
Jurisdiction
Tonawanda, NY
Recorded code
C-1
Official district
C-1
Official district profile
What the municipal code says about C-1
Zoning description
The intent of this zone is to provide commercial services such as art, dance, music or photographic studio etc.
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C-1 in Tonawanda, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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