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Property profile & analytics
OFF-MARKET
Estimated value
$265,000
Auto shops
420 Fletcher St Tonawanda, NY 14150-1932
Individually Owned
18-yr Hold
~
Est. High Equity
Property ID
US63-5915434
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1938
Total area
4,373 SF
Lot
0.4 ac (17,424 SF)
APN
141600 38.67-6-14
UPID
US63-5915434
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
-
Buffalo Junk Cars Auto Parts Store Waste Management Facility
-
One Stop Truck & Auto Repair Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$532k
Blend (final)
Blend
$265k
Owner & transaction history
Duane Sawyer · 18 yrs held
Duane Sawyer
since 2007
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$635,000
+44.5%
Neighborhood: shopping center
$590,000
+34.6%
Office building
$510,000
+16.2%
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 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$440,000
Current use
RETAIL STORES
$635,000
Change: +44% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$590,000
Change: +35% · Conversion: Difficult
OFFICE BUILDING
$510,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$265k
Range $239k – $292k · ±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
$61 / 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 2023Property tax & assessments
Tax year 2023
Assessed value
$250,000
Assessed 2023
Previous assessed
$172,000
+45.3% YoY
Assessed land
$46,000
Assessed improvement
$204,000
Land market value
$46,000
Improvement market value
$204,000
Total market value
$250,000
Applied tax rate
141,600.0000
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1938
Heating
NONE
Buildings
1
Stories
1
Total area
4,373 SF
Lot
0.4 ac (17,424 SF)
APN
141600 38.67-6-14
UPID
US63-5915434
Jurisdiction
ERIE
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
AUTO REPAIR, GARAGE Current
Est. value
$440,000
RETAIL STORES
Est. value
$635,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$590,000
OFFICE BUILDING
Est. value
$510,000
AUTO REPAIR, GARAGE Current
RETAIL STORES
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
1938
Heating
NONE
Stories
1
Buildings
1
Lot
0.4 ac
Current owner
From public records · entity-resolved
Duane Sawyer
Individual
Mailing address
420 FLETCHER ST, TONAWANDA, NY 14150-1932
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2007
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
Dec 4, 2007
$110,000
Duane Sawyer
420-430 Fletcher Street LLC
Grant Deed
$100,000 · 420-430 Fletcher Street LLC
May 16, 2007
$42,000
420-430 Fletcher Street LLC
Treasurer/erie County
Trustees Deed
—
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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