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Property profile & analytics
OFF-MARKET
Estimated value
$730,000
Investment properties
678 Sheridan Dr Tonawanda, NY 14150-7855
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-5973402
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1965
Total area
8,962 SF
Lot
0.73 ac (31,799 SF)
Zoning code
C
APN
146489 65.40-6-17.1
UPID
US63-5973402
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
-
Arbeit Tech Support Center (Bike/Boat/Book/etc) Store
-
Buffalo Niagara Concrete Construction Company General Contractor
-
Fission Web System Marketing & Advertising (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$765k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$469k
Blend (final)
Blend
$730k
Owner & transaction history
The Building On Sheridan LLC · 5 yrs held
The Building On Sheridan LLC
since 2021
Last sale
$685,000
5 recorded transactions
Zoning & alternative use
C · Tonawanda, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.2M
+75.8%
Office building
$1.0M
+51.7%
Auto repair, garage
$900,000
+30.6%
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
$775,000
ML approach
$765,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$690,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,215,000
Change: +76% · Conversion: Difficult
OFFICE BUILDING
$1,045,000
Change: +52% · Conversion: Easy
AUTO REPAIR, GARAGE
$900,000
Change: +31% · Conversion: Difficult
WAREHOUSE, STORAGE
$555,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$730k
Range $657k – $803k · ±10% · vs last sale $685k (Jul 22 2021)
Last sale anchor
$685k
Jul 22 2021
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
$81 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$12,990
Tax year 2019
Assessed value
$115,000
Assessed 2023
Previous assessed
$115,000
+0.0% YoY
Effective rate
11.30%
On assessed value
Assessed land
$44,800
Assessed improvement
$70,200
Land market value
$186,680
Improvement market value
$292,520
Total market value
$479,200
Applied tax rate
146,401.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1965
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
8,962 SF
Lot
0.73 ac (31,799 SF)
Zoning code
C
APN
146489 65.40-6-17.1
UPID
US63-5973402
Jurisdiction
ERIE
Zoning & alternative use
C · Tonawanda, NY
Zoning C · permitted uses
C · Tonawanda, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Tonawanda. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$690,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$900,000
WAREHOUSE, STORAGE
Est. value
$555,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1965
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.73 ac
Current owner
From public records · entity-resolved
The Building On Sheridan LLC
Entity
Mailing address
678 SHERIDAN DR, TONAWANDA, NY 14150-7855
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 22, 2021
$685,000
The Building On Sheridan LLC
Aaah I Am A Building LLC
Bargain And Sale Deed
$548,000 · Northwest Bank
Jun 27, 2018
$360,000
Aaah I Am A Building LLC
678 Sheridan Drive LLC
Grant Deed
$288,000 · Bank Of America
Sep 14, 2009
$45,000
Sba Towers II LLC
678 Sheridan Drive LLC
Grant Deed
—
May 16, 2008
$285,000
678 Sheridan Drive LLC
Shuart,john F
Warranty Deed
$225,000 · John F Shuart
—
—
678 Sheridan Drive LLC
—
Deed Of Trust
related
$225,000 · Manufacturers Traders & Trust
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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