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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Office buildings
2777 Sheridan Dr Tonawanda, NY 14150-9423
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-2355086
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1977
Total area
6,520 SF
Lot
0.34 ac (14,800 SF)
Zoning code
C-1
APN
146489 67.38-1-1.2
UPID
US63-2355086
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
-
Miles III Raymond T Law Firm
-
Simon Carol a DDS Dental Office
-
Sterner Patricia Dental Office
-
K L Hudson Insurance Agency Insurance Agency
-
PLASMA PRO Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$505k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$473k
Blend (final)
Blend
$505k
Owner & transaction history
Kch Properties LLC · 4 yrs held
Kch Properties LLC
since 2022
Last sale
$500,000
2 recorded transactions
Zoning & alternative use
C-1 · Tonawanda, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$515,000
ML approach
$505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$760,000
Current use
AUTO REPAIR, GARAGE
$655,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$505k
Range $455k – $556k · ±10% · vs last sale $500k (May 13 2022)
Last sale anchor
$500k
May 13 2022
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
$77 / 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
$18,512
Tax year 2019
Assessed value
$172,000
Assessed 2023
Previous assessed
$172,000
+0.0% YoY
Effective rate
10.76%
On assessed value
Assessed land
$64,000
Assessed improvement
$108,000
Land market value
$266,679
Improvement market value
$450,021
Total market value
$716,700
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1977
Heating
NONE
Buildings
1
Stories
2
Total area
6,520 SF
Lot
0.34 ac (14,800 SF)
Zoning code
C-1
APN
146489 67.38-1-1.2
UPID
US63-2355086
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
$760,000
AUTO REPAIR, GARAGE
Est. value
$655,000
OFFICE BUILDING Current
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
1977
Heating
NONE
Stories
2
Buildings
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
Kch Properties LLC
Entity
Mailing address
2777 SHERIDAN DR STE #202, TONAWANDA, NY 14150-9423
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 13, 2022
$500,000
Kch Properties LLC
2777 Sheridan Drive LLC
Bargain And Sale Deed
$480,000 · 2777 Sheridan Drive LLC
May 3, 2007
$327,000
2777 Sheridan Drive LLC
Noto,david
Warranty Deed
—
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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