Sign Up Successful!
You now have access to more from Realmo!
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    2865 Sheridan Dr Tonawanda, NY 14150-9471

    • Investment properties
    • 8,228 SF
    • 0.71 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0357278
    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.

    Current Use by Public Records

    • Granny's Family Restaurant / Family Restaurant / Restaurant
    • Handy Nails & Spa / Nail Salon
    • Lees Family Chinese Restaurant / Chinese Restaurant / Asian Fusion Restaurant
    • Young Nails & Spa / Nail Salon
    • C7 Nails & Spa / Nail Salon

    Property Details for 2865 Sheridan Dr

    Year built
    1976
    Lot size
    0.71 lot acres
    Property size
    8,228 SF
    Zone code
    C
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    146489 67.38-1-8
    APU
    146489673818

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Tonawanda
    County
    Erie
    State
    New York
    Longitude
    -78.8272
    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
    $33,148
    $160,000
    $83,000
    $243,000
    -
    $666,667
    $345,833
    $1,012,500

    Comparable in this City

    • Value Estimation by Request
      2,160 SF

      2744 Eggert Rd

      STORE/OFFICE (MIXED USE) • 2,160 SF
      2744 Eggert Rd, Tonawanda, NY 14150-8736
      View Details
    • Value Estimation by Request
      4,368 SF

      2759 Eggert Rd

      STORE/OFFICE (MIXED USE) • 4,368 SF
      2759 Eggert Rd, Tonawanda, NY 14150-8735
      View Details
    • Value Estimation by Request
      2,127 SF

      2480 Niagara Fls Blvd

      STORE/OFFICE (MIXED USE) • 2,127 SF
      2480 Niagara Fls Blvd, Tonawanda, NY 14150-2922
      View Details
    • Value Estimation by Request
      3,000 SF

      1195 Sheridan Dr

      STORE/OFFICE (MIXED USE) • 3,000 SF
      1195 Sheridan Dr, Tonawanda, NY 14150-7930
      View Details
    • Value Estimation by Request
      1,300 SF

      21 Jamaica Rd

      STORE/OFFICE (MIXED USE) • 1,300 SF
      21 Jamaica Rd, Tonawanda, NY 14150-8168
      View Details
    • Value Estimation by Request
      3,420 SF

      1730 Niagara Fls Blvd

      STORE/OFFICE (MIXED USE) • 3,420 SF
      1730 Niagara Fls Blvd, Tonawanda, NY 14150-7531
      View Details

    Similar Nearby for Sale

    • $49,900
      Pending

      Tonawanda Duplex Investment Opportunity

      Two-family duplex in Tonawanda with investment and rental income potential.
      40-44 Benefield Pl, Tonawanda, NY 14150
      View Details
    • $1,300,000

      Tonawanda Shopping Center Investment

      High-potential redevelopment site, 50% occupied.
      2436 Niagara Falls Blvd, Tonawanda, NY 14150
      View Details
    • $2,100,000
      28,280 SF

      Tonawanda Industrial Property: 28,280 SF

      Prime Tonawanda industrial space, ideal for distribution or manufacturing.
      595 Fillmore Ave, Tonawanda, NY 14150
      View Details
    • $395,000
      3,075 SF

      Grand Island Blvd Restaurant

      Turnkey Restaurant, High Traffic Location
      69 Grand Island Blvd, Tonawanda, NY 14150
      View Details
    • $795,000
      57,000 SF

      Tonawanda Industrial Redevelopment Opportunity

      57,000 SF industrial building on 12.65 acres for sale.
      1740 Military Rd, Tonawanda, NY 14150
      View Details
    • $150,000

      Renovated Office/Garage Space Available

      3,000 SF office and 2,400 SF garage ready for renovation.
      2250 Military Rd, Tonawanda, NY 14150
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      8,200 SF

      Tonawanda Retail Space Available

      Prime Retail Space, 1,200-7,000 SF
      1971 Colvin Blvd, Tonawanda, NY 14150
      View Details
    • $19 SF/Yr
      9,000 SF

      Retail/Office Space in Colvin Plaza

      750 SF retail/office space in a 9,000 SF plaza.
      1862 Colvin Blvd, Tonawanda, NY 14150
      View Details
    • $4 SF/Yr

      Tonawanda Cross-Dock Facility For Lease

      Cross-dock facility with 104 doors, ideal for trucking.
      383 Sawyer Ave, Tonawanda, NY 14150
      View Details
    • Contact for pricing
      70,062 SF

      Prime Retail Space I-290 Visibility

      Large retail space with excellent I-290 visibility and access.
      798 Young St, Tonawanda, NY 14150
      View Details
    • $190 SF/Yr
      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
    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.
    2865 Sheridan Dr
    Tonawanda, NY 14150-9471
    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

    Google sign-in failed. Please try again or use another login method.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.