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Property profile & analytics
OFF-MARKET
Estimated value
$1,050,000
Office buildings
2465 Sheridan Dr Tonawanda, NY 14150-9407
Entity Owned
Free & Clear
Property ID
US63-1203081
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1960
Total area
10,698 SF
Lot
0.87 ac (37,925 SF)
Zoning code
C-1
APN
146489 66.43-1-9.1
UPID
US63-1203081
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
-
Jenna Holevinski Pediatrician Physician
-
Ashleigh Lemke Registered General Nurse
-
Rachel Schmidt Registered General Nurse
-
Patricia Todd Registered General Nurse
-
Shayna Quarles Registered General Nurse
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$978k
Blend (final)
Blend
$1.05M
Owner & transaction history
HOMEMAKERS UPSTATE GROUP INC
HOMEMAKERS UPSTATE GROUP INC
Zoning & alternative use
C-1 · Tonawanda, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.6M
+24.4%
Restaurant
$1.5M
+17.0%
Neighborhood: shopping center
$1.5M
+15.9%
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
$1,250,000
Current use
RETAIL STORES
$1,555,000
Change: +24% · Conversion: Moderate
RESTAURANT
$1,460,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,450,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,075,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.05M
Range $945k – $1.16M · ±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
$98 / 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
$44,605
Tax year 2019
Assessed value
$420,000
Assessed 2023
Previous assessed
$420,000
+0.0% YoY
Effective rate
10.62%
On assessed value
Assessed land
$164,000
Assessed improvement
$256,000
Land market value
$683,333
Improvement market value
$1,066,667
Total market value
$1,750,000
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
Off-Market
Year built
1960
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
10,698 SF
Lot
0.87 ac (37,925 SF)
Zoning code
C-1
APN
146489 66.43-1-9.1
UPID
US63-1203081
Jurisdiction
ERIE
Zoning & alternative use
C-1 · Tonawanda, NY
Zoning C-1 · permitted uses
C-1 · 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
OFFICE BUILDING Current
Est. value
$1.3M
RETAIL STORES
Est. value
$1.6M
RESTAURANT
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING Current
RETAIL STORES
RESTAURANT
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
1960
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.87 ac
Current owner
From public records · entity-resolved
HOMEMAKERS UPSTATE GROUP INC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 1264, BUFFALO, NY 14240-1264
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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