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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Investment properties
2889 Sheridan Dr, Tonawanda, NY 14223
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-5870731
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1974
Total area
7,831 SF
Lot
0.36 ac (15,500 SF)
Zoning code
C
APN
146489 67.30-4-1
UPID
US63-5870731
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
-
Oogie Games Tonawanda Arcade & Gaming Center Electronics & Wireless Store
-
Kobza Fitness Gym & Fitness Center
-
Bennett Training Gym & Fitness Center
-
Metro by T-Mobile Mobile Phone Store Electronics & Wireless Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$550k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$697k
Blend (final)
Blend
$705k
Owner & transaction history
Truongtran LLC · 3 yrs held
Truongtran LLC
since 2022
Last sale
$690,000
6 recorded transactions
Zoning & alternative use
C · Tonawanda, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.1M
+72.3%
Restaurant
$1.1M
+62.1%
Neighborhood: shopping center
$1.1M
+60.5%
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
$505,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$660,000
Current use
RETAIL STORES
$1,140,000
Change: +72% · Conversion: Easy
RESTAURANT
$1,070,000
Change: +62% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,060,000
Change: +61% · Conversion: Difficult
OFFICE BUILDING
$915,000
Change: +39% · Conversion: Easy
AUTO REPAIR, GARAGE
$785,000
Change: +19% · Conversion: Difficult
Blend value · Realmo final
$705k
Range $635k – $776k · ±10% · vs last sale $690k (Aug 3 2022)
Last sale anchor
$690k
Aug 3 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
$90 / 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
$21,497
Tax year 2019
Assessed value
$200,000
Assessed 2023
Previous assessed
$200,000
+0.0% YoY
Effective rate
10.75%
On assessed value
Assessed land
$80,000
Assessed improvement
$120,000
Land market value
$333,320
Improvement market value
$499,980
Total market value
$833,300
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1974
Heating
NONE
Buildings
1
Stories
1
Total area
7,831 SF
Lot
0.36 ac (15,500 SF)
Zoning code
C
APN
146489 67.30-4-1
UPID
US63-5870731
Jurisdiction
ERIE
Zoning & alternative use
C · Tonawanda, NY
Zoning C · permitted uses
C · 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
COMMERCIAL (GENERAL) Current
Est. value
$660,000
RETAIL STORES
Est. value
$1.1M
RESTAURANT
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
OFFICE BUILDING
Est. value
$915,000
AUTO REPAIR, GARAGE
Est. value
$785,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1974
Heating
NONE
Stories
1
Buildings
1
Lot
0.36 ac
Current owner
From public records · entity-resolved
Truongtran LLC
Entity
Mailing address
219 ALLENHURST RD, BUFFALO, NY 14226-3007
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 3, 2022
$690,000
Truongtran LLC
Elvis Bug LLC
Deed
$380,000 · Cornerstone Community FCU
Sep 26, 2014
$646,500
Elvis Bug LLC
Syndicated Dev LLC
Grant Deed
—
Sep 22, 2008
$390,000
Syndicated Development LLC
Plaza Group 106 INC
Bargain And Sale Deed
$440,000 · Rpc Capital LLC
Jan 24, 2008
—
Plaza Group 106 INC
Plaza One Group INC
Quit Claim Deed
related
—
Jan 12, 2007
$345,000
Plaza One Group INC
Wittman,ronald
Warranty Deed
—
—
—
Syndicated Dev LLC
—
Deed Of Trust
related
$525,000 · First Niagara Funding INC
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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