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Property profile & analytics
OFF-MARKET
Office buildings
3269 Niagara Fls Blvd 4, North Tonawanda, NY 14120-1289
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US63-3346007
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1945
Total area
5,105 SF
Lot
1.7 ac (74,052 SF)
APN
294000 163.18-3-20
UPID
US63-3346007
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
-
Hearts for the Homeless Charitable Organization
-
Beaver Lawn Care, Inc. Landscaping General Contractor
-
Defranco Russell Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
C Y Property Management LLC · 12 yrs held
C Y Property Management LLC
since 2014
7 recorded transactions
Zoning & alternative use
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 North Tonawanda submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
Property tax & assessments
Assessed value
$214,000
Assessed 2023
Previous assessed
$214,000
+0.0% YoY
Assessed land
$34,000
Assessed improvement
$180,000
Land market value
$85,000
Improvement market value
$450,000
Total market value
$535,000
Applied tax rate
293,001.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1945
Heating
NONE
Buildings
2
Stories
2
Total area
5,105 SF
Lot
1.7 ac (74,052 SF)
APN
294000 163.18-3-20
UPID
US63-3346007
Jurisdiction
NIAGARA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1945
Heating
NONE
Stories
2
Buildings
2
Lot
1.7 ac
Current owner
From public records · entity-resolved
C Y Property Management LLC
Entity
Mailing address
3269 NIAGARA FLS BLVD APT #4, NORTH TONAWANDA, NY 14120-1289
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 8, 2025
—
Cy Property Management LLC
—
Deed
related
$250,000 · Sjp FCU
May 21, 2014
—
C Y Property Management LLC
Stephen A Christiano
Deed
$224,000 · Rbs Citizens NA
May 21, 2014
$280,000
Stephen A Christiano
Marshall Of Niagara County
Trustees Deed
—
Oct 19, 2012
—
Wheatfield Niagara Holdings Ll
Niagara Property Holdings INC
Quit Claim Deed
related
—
Jun 18, 2010
—
Niagara Properties Holding INC
Mangione,vincent P
Quit Claim Deed
related
—
Aug 14, 2008
—
Vincent P Mangione
Travers,allen R
Warranty Deed
related
—
Jun 11, 2008
—
Allen R Travers
Travers,allen R
Quit Claim Deed
related
—
Jun 8, 2005
$262,000
Allen R Travers
Referee Of Niagara County
Trustees Deed
$300,000 · New York Income Partners LLC
—
—
Allen R Travers
—
Deed Of Trust
related
$125,000 · New York Income Ptrs II 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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