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Property profile & analytics
OFF-MARKET
Estimated value
$570,000
Retail space
2965 Sheridan Dr, Tonawanda, NY 14223
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US63-0868236
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2011
Total area
4,320 SF
Lot
1.18 ac (51,401 SF)
Zoning code
C
APN
146489 67.31-2-1
UPID
US63-0868236
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
-
Stanton Optical Physician
-
myeyelab Eye Care Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$465k
CAP Approach
CAP
$600k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$570k
Owner & transaction history
M & M Properties Buffalo LLC · 16 yrs held
M & M Properties Buffalo LLC
since 2010
2 recorded transactions
Zoning & alternative use
C · 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
by Request
ML approach
$465,000
CAP Approach
CAP Return
Estimation
6%
$645,000
6.5%
$600,000
7%
$555,000
Alternative Use
Use
Estimation
RETAIL STORES
$630,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$585,000
Change: -7% · Conversion: Moderate
OFFICE BUILDING
$505,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$570k
Range $513k – $627k · ±10%
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
$132 / 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
$55,957
Tax year 2019
Assessed value
$528,000
Assessed 2023
Previous assessed
$517,000
+2.1% YoY
Effective rate
10.60%
On assessed value
Assessed land
$240,000
Assessed improvement
$288,000
Land market value
$1,000,000
Improvement market value
$1,200,000
Total market value
$2,200,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2011
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
4,320 SF
Lot
1.18 ac (51,401 SF)
Zoning code
C
APN
146489 67.31-2-1
UPID
US63-0868236
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
RETAIL STORES Current
Est. value
$630,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$585,000
OFFICE BUILDING
Est. value
$505,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
2011
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
1.18 ac
Current owner
From public records · entity-resolved
M & M Properties Buffalo LLC
Entity
Mailing address
3801 S CONGRESS AVE, PALM SPRINGS, FL 33461-4140
Ownership since
2010
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
Jun 9, 2010
$400,000
M & M Properties Buffalo LLC
Lotz May L Trust
Grant Deed
$640,000 · Robert B Bender
—
—
M & M Properties Buffalo LLC
—
Deed Of Trust
related
$1,436,500 · Quorus Commercial
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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