Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    2645 Sheridan Dr Tonawanda, NY 14150-9415
    Back to Search
    Property profile & analytics

    2645 Sheridan Dr Tonawanda, NY 14150-9415

    View on Map
    • Office buildings
    • 6,243 SF
    • 0.58 lot acres
    Off-Market
    Property ID
    US63-3432350
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Med Wrap Corporation / Medical Clinic
    • FedEx Drop Box / Postal Service / Courier Service
    • Kevin Stocker Law Office / Law Firm
    • Blair & Roach / Law Firm

    Property Details for 2645 Sheridan Dr

    Year built
    1960
    Lot size
    0.58 lot acres
    Property size
    6,243 SF
    Zone code
    C-1
    Property type
    Office buildings
    APN
    146489 67.37-1-4.1
    APU
    1464896737141

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Tonawanda
    County
    Erie
    State
    New York
    Longitude
    -78.8356
    Latitude
    42.9803
    CBSA code
    15380
    CBSA name
    BUFFALO-NIAGARA FALLS, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2019
    $22,831
    $63,000
    $60,750
    $123,750
    -
    $262,487
    $253,113
    $515,600

    Comparable in this City

    • Value Estimation
      $2,215,000
      13,683 SF

      200 Niagara St

      OFFICE BUILDING • 13,683 SF
      200 Niagara St, Tonawanda, NY 14150-1050
      View Details
    • Value Estimation by Request
      1,760 SF

      2126 Niagara Fls Blvd

      OFFICE BUILDING • 1,760 SF
      2126 Niagara Fls Blvd, Tonawanda, NY 14150-4700
      View Details
    • Value Estimation by Request
      6,125 SF

      530 Grand Is Blvd

      OFFICE BUILDING • 6,125 SF
      530 Grand Is Blvd, Tonawanda, NY 14150-6520
      View Details
    • Value Estimation by Request
      1,650 SF

      853 Brighton Rd

      OFFICE BUILDING • 1,650 SF
      853 Brighton Rd, Tonawanda, NY 14150-7048
      View Details
    • Value Estimation
      $2,810,000
      26,857 SF

      600 Colvin Woods Pkwy

      OFFICE BUILDING • 26,857 SF
      600 Colvin Woods Pkwy, Tonawanda, NY 14150-6979
      View Details
    • Value Estimation by Request
      960 SF

      2560 Sheridan Dr

      PROFESSIONAL BUILDING • 960 SF
      2560 Sheridan Dr, Tonawanda, NY 14150-9412
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      5,916 SF

      Tonawanda Office/Flex Building For Sale

      5,916 SF office/flex building with flexible layout and parking.
      64 Broad St, Tonawanda, NY 14150
      View Details
    • $799,000
      Pending

      Historic Tonawanda Buildings Package Deal

      Two historic buildings in a walkable community, ideal for redevelopment.
      76 Adam St, Tonawanda, NY 14150
      View Details
    • $399,900

      Tonawanda Commercial Property on Broad

      Versatile commercial property in high-traffic area, suitable for various uses.
      123 Broad St, Tonawanda, NY 14150
      View Details
    • $150,000
      5,000 SF

      Renovated Office/Garage Space Available

      3,000 SF office with 2,400 SF garage, ready for renovation.
      2266 Military Rd, Tonawanda, NY 14150
      View Details

    Similar Nearby for Lease

    • $24 SF/Yr

      Freestanding Office Building For Rent

      Professional office building with on-site parking near thruway.
      2566 Sheridan Dr, Tonawanda, NY 14150
      View Details
    • Contact for pricing

      Tonawanda Freestanding Building For Lease

      Freestanding building in Tonawanda, ideal for office, medical, or retail.
      935 Sheridan Dr, Tonawanda, NY 14150
      View Details
    • Contact for pricing
      17,000 SF

      Niagara Falls Boulevard Office Space

      Office space available on Niagara Falls Boulevard from 100-2,400 SF.
      1876 Niagara Falls Blvd, Tonawanda, NY 14150
      View Details
    • $15 SF/Yr
      39,667 SF

      Tonawanda Commercial Space For Rent

      Office or retail space available across from Boulevard Mall.
      1200 Niagara Falls Blvd, Tonawanda, NY 14150
      View Details
    • $16 SF/Yr
      20,511 SF

      Tonawanda Office/Retail Space Available

      Office and retail spaces for lease in Gateway Harbor Center.
      561 Main St, Tonawanda, NY 14150
      View Details

    Property Visit Statistics

    • Visits by month
      24.2k
    • Visitors by month
      14.2k
    • Avg Time on site
      11 min
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    2645 Sheridan Dr
    Tonawanda, NY 14150-9415
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    2645 Sheridan Dr, Tonawanda, NY, 14150
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!