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Property profile & analytics
OFF-MARKET
Estimated value
$2,300,000
Turn key restaurants
2669 Un Rd, Cheektowaga, NY 14227-2209
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-1513447
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1998
Total area
17,867 SF
Lot
6.5 ac (283,140 SF)
Zoning code
05C
APN
143089 113.16-2-19.11
UPID
US63-1513447
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.45M
Blend (final)
Blend
$2.30M
Owner & transaction history
Gregory Phillies M D · 2 yrs held
Gregory Phillies M D
since 2024
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
05C · Cheektowaga, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.6M
+16.0%
Neighborhood: shopping center
$2.3M
+4.8%
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 Cheektowaga submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cheektowaga 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
$2,300,000
ML approach
$2,300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,210,000
Current use
RETAIL STORES
$2,565,000
Change: +16% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,320,000
Change: +5% · Conversion: Difficult
OFFICE BUILDING
$2,070,000
Change: -6% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,775,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$2.30M
Range $2.07M – $2.53M · ±10% · vs last sale $2.30M (Apr 18 2024)
Last sale anchor
$2.30M
Apr 18 2024
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
$129 / 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
$1,250,000
Assessed 2023
Previous assessed
$1,250,000
+0.0% YoY
Assessed land
$800,000
Assessed improvement
$450,000
Land market value
$879,121
Improvement market value
$494,505
Total market value
$1,373,626
Applied tax rate
143,001.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1998
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
17,867 SF
Lot
6.5 ac (283,140 SF)
Zoning code
05C
APN
143089 113.16-2-19.11
UPID
US63-1513447
Jurisdiction
ERIE
Zoning & alternative use
05C · Cheektowaga, NY
Zoning 05C · permitted uses
05C · Cheektowaga, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cheektowaga. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$2.2M
RETAIL STORES
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$1.8M
RESTAURANT Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1998
Heating
NONE
Cooling
Yes
Stories
1
Lot
6.5 ac
Current owner
From public records · entity-resolved
Gregory Phillies M D
Individual
Mailing address
101 OAKGROVE DR, WILLIAMSVILLE, NY 14221-6909
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 18, 2024
—
Gregory Phillies M D
David M Gordon
Intrafamily Transfer
related
—
Nov 15, 2021
$2,300,000
Hs&km LLC
David M Gordon
Warranty Deed
$1,840,000 · Lake Shore Savings Bank
Feb 10, 2020
—
David M Gordon
—
Deed
related
$700,000 · Jdla LLC
Aug 8, 2019
—
David M Gordon
—
Trustees Deed
related
$750,000 · Jdla LLC
Mar 29, 2018
—
David M Gordon
—
Trustees Deed
related
$800,000 · Mosey Joseph P JR 2013 Tr (pt)
Apr 21, 2017
—
David M Gordon
—
Trustees Deed
related
$800,000 · Castle & Mosey LLC
Jun 3, 2016
—
David M Gordon
—
Deed
related
$1,100,000 · Lake Shore Svgs Bk
Apr 1, 2015
—
David M Gordon
—
Trustees Deed
related
$400,000 · Castle & Mosey LLC
Jun 20, 2014
—
David M Gordon
—
Trustees Deed
related
$400,000 · Castle & Mosey LLC
May 16, 2007
—
Colvin Oakdale LLC
—
Trustees Deed
related
$1,500,000 · Joseph P JR Mosey
—
—
David M Gordon
—
Deed Of Trust
related
$1,100,000 · Lake Shore Svgs Bk
—
—
David M Gordon
—
Deed Of Trust
related
$700,000 · Jdla LLC
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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