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Property profile & analytics
OFF-MARKET
Estimated value
$3,190,000
Strip malls
535 Division St, North Tonawanda, NY 14120-4403
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-2067630
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1967
Total area
46,668 SF
Lot
4.5 ac (196,020 SF)
Zoning code
C-1
APN
291200 182.14-1-43.11
UPID
US63-2067630
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
-
Budwey's Supermarket Cafe Grocery & Convenience Store Food Market
-
The Market in the Square Grocery & Convenience Store Food Market
-
Cardtronics Atm
-
Western Union Bank Credit Union
-
Hearts for the Homeless Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.04M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.19M
Owner & transaction history
Budwey Plaza LLC · 2 yrs held
Budwey Plaza LLC
since 2023
Last sale
$3.3M
1 recorded transaction
Zoning & alternative use
C-1 · North Tonawanda, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.6M
+423.8%
Restaurant
$4.6M
+420.2%
Office building
$3.6M
+308.9%
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
$3,130,000
ML approach
$3,040,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$4,640,000
Change: +424% · Conversion: Difficult
RESTAURANT
$4,610,000
Change: +420% · Conversion: Difficult
OFFICE BUILDING
$3,620,000
Change: +309% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,430,000
Change: +287% · Conversion: Easy
WAREHOUSE, STORAGE
$2,545,000
Change: +188% · Conversion: Difficult
RETAIL STORES
$1,985,000
Change: +124% · Conversion: Easy
Blend value · Realmo final
$3.19M
Range $2.87M – $3.51M · ±10% · vs last sale $3.30M (Aug 10 2023)
Last sale anchor
$3.30M
Aug 10 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
$68 / 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
$1,739,500
Assessed 2023
Previous assessed
$1,739,500
+0.0% YoY
Assessed land
$141,100
Assessed improvement
$1,598,400
Land market value
$271,347
Improvement market value
$3,073,853
Total market value
$3,345,200
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1967
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
46,668 SF
Lot
4.5 ac (196,020 SF)
Zoning code
C-1
APN
291200 182.14-1-43.11
UPID
US63-2067630
Jurisdiction
NIAGARA
Zoning & alternative use
C-1 · North Tonawanda, NY
Zoning C-1 · permitted uses
C-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
AUTO REPAIR, GARAGE
Est. value
$4.6M
RESTAURANT
Est. value
$4.6M
OFFICE BUILDING
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.4M
WAREHOUSE, STORAGE
Est. value
$2.5M
RETAIL STORES
Est. value
$2.0M
AUTO REPAIR, GARAGE
RESTAURANT
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1967
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
4.5 ac
Current owner
From public records · entity-resolved
Budwey Plaza LLC
Entity
Mailing address
PO BOX 644, NORTH TONAWANDA, NY 14120-0644
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 10, 2023
$3,300,000
Budwey Plaza LLC
Budwey Super Markets INC
Bargain And Sale Deed
$2,640,000 · Cornerstone Community FCU
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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