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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Warehouses
7330 Townline Rd, North Tonawanda, NY 14120-1391
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US63-0185566
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Total area
13,644 SF
Lot
13.5 ac (588,060 SF)
APN
294000 177.01-1-20.1
UPID
US63-0185566
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
-
Elite Heat All Stars Gym & Fitness Center
-
B.O.M.B. Squad Fitness, LLC Gym & Fitness Center
-
Just Moto Inc. Auto Repair Shop Motorcycle Shop
-
Myers Maintenance & Repair Auto Repair Shop Vehicle Inspection Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$850k
Blend (final)
Blend
$750k
Owner & transaction history
Elite Heat Allstars LLC · 9 yrs held
Elite Heat Allstars LLC
since 2016
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+99.4%
Auto repair, garage
$1.1M
+82.3%
Office building
$935,000
+62.7%
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
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
WAREHOUSE, STORAGE
$575,000
Current use
RESTAURANT
$1,150,000
Change: +99% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,050,000
Change: +82% · Conversion: Easy
OFFICE BUILDING
$935,000
Change: +63% · Conversion: Difficult
COMMERCIAL (GENERAL)
$760,000
Change: +32% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$560,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$750k
Range $675k – $825k · ±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
$55 / 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
$445,100
Assessed 2023
Previous assessed
$445,100
+0.0% YoY
Assessed land
$67,200
Assessed improvement
$377,900
Land market value
$168,000
Improvement market value
$944,750
Total market value
$1,112,750
Applied tax rate
293,201.0000
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
1998
Heating
FORCED AIR
Buildings
2
Stories
1
Bathrooms
1
Total area
13,644 SF
Lot
13.5 ac (588,060 SF)
APN
294000 177.01-1-20.1
UPID
US63-0185566
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
WAREHOUSE, STORAGE Current
Est. value
$575,000
RESTAURANT
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$935,000
COMMERCIAL (GENERAL)
Est. value
$760,000
INDUSTRIAL (GENERAL)
Est. value
$560,000
WAREHOUSE, STORAGE Current
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1998
Heating
FORCED AIR
Stories
1
Buildings
2
Bathrooms
1
Lot
13.5 ac
Current owner
From public records · entity-resolved
Elite Heat Allstars LLC
Entity
Mailing address
7330 TOWNLINE RD, NORTH TONAWANDA, NY 14120-1391
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2016
$750,000
Elite Heat Allstars LLC
Ludwig-staggers LLC
Warranty Deed
$425,000 · Keybank USA
Feb 7, 2005
$375,000
Rc Ludwig LLC
Ludwig-staggers LLC
Warranty Deed
related
—
—
—
Ludwig-staggers LLC
—
Deed Of Trust
related
$290,000 · First Niagara Funding 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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