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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Investment properties
829 Sheridan Dr Tonawanda, NY 14150-7871
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-5877305
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1973
Total area
7,500 SF
Lot
0.58 ac (25,340 SF)
Zoning code
C
APN
146489 65.41-1-24
UPID
US63-5877305
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
-
S S Diesel Supply Auto Parts Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$535k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$392k
Blend (final)
Blend
$545k
Owner & transaction history
829 Sheridan Drive LLC · 3 yrs held
829 Sheridan Drive LLC
since 2022
Last sale
$710,000
5 recorded transactions
Zoning & alternative use
C · Tonawanda, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$875,000
+51.7%
Auto repair, garage
$755,000
+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
$520,000
ML approach
$535,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$580,000
Current use
OFFICE BUILDING
$875,000
Change: +52% · Conversion: Easy
AUTO REPAIR, GARAGE
$755,000
Change: +31% · Conversion: Difficult
WAREHOUSE, STORAGE
$465,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±10% · vs last sale $710k (Oct 20 2022)
Last sale anchor
$710k
Oct 20 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
$73 / 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
$34,894
Tax year 2019
Assessed value
$207,000
Assessed 2023
Previous assessed
$207,000
+0.0% YoY
Effective rate
16.86%
On assessed value
Assessed land
$35,000
Assessed improvement
$172,000
Land market value
$145,833
Improvement market value
$716,667
Total market value
$862,500
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
1973
Heating
NONE
Cooling
PARTIAL
Buildings
2
Stories
1
Total area
7,500 SF
Lot
0.58 ac (25,340 SF)
Zoning code
C
APN
146489 65.41-1-24
UPID
US63-5877305
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
$580,000
OFFICE BUILDING
Est. value
$875,000
AUTO REPAIR, GARAGE
Est. value
$755,000
WAREHOUSE, STORAGE
Est. value
$465,000
COMMERCIAL (GENERAL) Current
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
1973
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.58 ac
Current owner
From public records · entity-resolved
829 Sheridan Drive LLC
Entity
Mailing address
829 SHERIDAN DR, TONAWANDA, NY 14150-7871
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2022
$710,000
829 Sheridan Drive LLC
Walter S Latacki
Deed
$568,000 · M & T Bank
Feb 17, 2021
—
Walter S Latacki
—
Deed
related
$607,000 · Patriot Bank NA
Aug 1, 2008
$325,000
Walter S Latacki
Lrj Properties LLC
Warranty Deed
$175,000 · Lrj Properties LLC
Sep 6, 2005
$328,633
Lrj Properties LLC
Referee Of Erie County
Trustees Deed
—
—
—
Walter S Latacki
—
Deed Of Trust
related
$275,000 · M & T Bank
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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