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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Warehouses
455 Wheatfield St North Tonawanda, NY 14120-7034
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-2522322
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1980
Total area
16,800 SF
Lot
3.9 ac (169,884 SF)
Zoning code
M-1
APN
291200 182.14-1-76.1
UPID
US63-2522322
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
-
First Student Inc. School Bus Service Bus Charter
-
First Student, Inc. School Bus Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$555k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$575k
Owner & transaction history
Park Centre Development INC · 4 yrs held
Park Centre Development INC
since 2022
Last sale
$598,269
2 recorded transactions
Zoning & alternative use
M-1 · North Tonawanda, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$935,000
+31.8%
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
$545,000
ML approach
$555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$710,000
Current use
COMMERCIAL (GENERAL)
$935,000
Change: +32% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$690,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$575k
Range $518k – $633k · ±10% · vs last sale $598k (Feb 4 2022)
Last sale anchor
$598k
Feb 4 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
$34 / 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
$525,000
Assessed 2023
Previous assessed
$525,000
+0.0% YoY
Assessed land
$128,900
Assessed improvement
$396,100
Land market value
$247,881
Improvement market value
$761,719
Total market value
$1,009,600
Applied tax rate
291,200.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1980
Heating
NONE
Buildings
1
Stories
1
Total area
16,800 SF
Lot
3.9 ac (169,884 SF)
Zoning code
M-1
APN
291200 182.14-1-76.1
UPID
US63-2522322
Jurisdiction
NIAGARA
Zoning & alternative use
M-1 · North Tonawanda, NY
Zoning M-1 · permitted uses
M-1 · North Tonawanda, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Tonawanda. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$710,000
COMMERCIAL (GENERAL)
Est. value
$935,000
INDUSTRIAL (GENERAL)
Est. value
$690,000
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1980
Heating
NONE
Stories
1
Buildings
1
Lot
3.9 ac
Current owner
From public records · entity-resolved
Park Centre Development INC
Entity
Free & Clear · 4 yrs held
Mailing address
295 MAIN ST RM #700, BUFFALO, NY 14203-2507
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 4, 2022
—
Park Centre Development INC
Coach USA INC
Quit Claim Deed
related
—
Feb 4, 2022
$598,500
Olean 2020 LLC
Park Centre Development INC
Bargain And Sale Deed
$4,000,000 · Park Centre Development 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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