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Property profile & analytics
OFF-MARKET
Estimated value
$1,065,000
Sports & entertainment properties
3355 Niagara Fls Blvd, North Tonawanda, NY 14120-1213
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-0352340
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
2006
Total area
25,972 SF
Lot
3.6 ac (156,816 SF)
APN
294000 163.18-1-34
UPID
US63-0352340
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
-
Alessi Holsters Leather Goods Store Clothing Store
-
Niagara Gun Range Shooting Range
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.07M
Owner & transaction history
Elevate 3355 Niagara Falls Blvd LLC · 2 yrs held
Elevate 3355 Niagara Falls Blvd LLC
since 2023
Last sale
$1.1M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.4M
+64.4%
Retail stores
$1.1M
+28.2%
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
Method
Estimation
Statistic approach
$1,030,000
ML approach
$1,255,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$860,000
Current use
WAREHOUSE, STORAGE
$1,420,000
Change: +64% · Conversion: Difficult
RETAIL STORES
$1,105,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$1.07M
Range $959k – $1.17M · ±10% · vs last sale $1.08M (Oct 2 2023)
Last sale anchor
$1.08M
Oct 2 2023
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
$41 / 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
Property tax & assessments
Assessed value
$771,500
Assessed 2023
Previous assessed
$771,500
+0.0% YoY
Assessed land
$32,000
Assessed improvement
$739,500
Land market value
$80,000
Improvement market value
$1,848,750
Total market value
$1,928,750
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
2006
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
25,972 SF
Lot
3.6 ac (156,816 SF)
APN
294000 163.18-1-34
UPID
US63-0352340
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
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$860,000
WAREHOUSE, STORAGE
Est. value
$1.4M
RETAIL STORES
Est. value
$1.1M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
WAREHOUSE, STORAGE
RETAIL STORES
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
2006
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
3.6 ac
Current owner
From public records · entity-resolved
Elevate 3355 Niagara Falls Blvd LLC
Entity
Mailing address
2801 E CAMELBACK RD STE #200, PHOENIX, AZ 85016-4363
Ownership since
2023
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
Oct 2, 2023
$1,084,500
Elevate 3355 Niagara Falls Blvd LLC
Niagara Falls Blvd LLC
Bargain And Sale Deed
$970,000 · Evans Bank NA
Sep 29, 2016
$590,000
3355 Niagara Falls Blvd LLC
Deasy,dennis M
Warranty Deed
$493,000 · Empire St Certified Dev
Sep 29, 2016
—
3355 Niagara Falls Blvd LLC
—
Deed
related
$600,000 · First Niagara Bk
Mar 10, 2006
$320,000
Dennis M Deasy
3555 Niagara Falls Boulevard I
Warranty Deed
—
—
—
3355 Niagara Falls Blvd LLC
—
Loan Modification
related
$600,000 · First Niagara Bk
—
—
Deasy,dennis M
—
Deed Of Trust
related
$1,250,000 · First Niagra Bk Fsb
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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