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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    88 Webster St North Tonawanda, NY 14120-5814

    • Investment properties
    • 2,852 SF
    • 0.04 lot acres
    OFF-MARKET
    Value Estimations
    $235,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0878954
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Aster and Lilies / Clothing Store
    • The Delightful Octopus / Gift Shop

    Property Details for 88 Webster St

    Year built
    1910
    Lot size
    0.04 lot acres
    Property size
    2,852 SF
    Zone code
    C-2
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    291200 185.37-1-3
    APU
    2912001853713

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $250,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $217,000
      Market price range: $75.9k - $218k
      AI Estimate
      $287,000
      Market price range: $123k - $288k

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $160,000
      Current use
      AUTO REPAIR, GARAGE
      $220,000
      Change: +38% Conversion: Difficult
      OFFICE BUILDING
      $195,000
      Change: +23% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    North Tonawanda
    County
    Niagara
    State
    New York
    Longitude
    -78.8776
    Latitude
    43.0242
    CBSA code
    15380
    CBSA name
    BUFFALO-NIAGARA FALLS, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $3,300
    $91,200
    $94,500
    -
    $6,345
    $175,355
    $181,700

    Comparable in this City

    • Value Estimation
      $245,000
      1.90 Acres

      Raven Ct

      OFFICE/RESIDENTIAL (MIXED USE) • 1.90 Acres
      Raven Ct, North Tonawanda, NY 14120
      View Details
    • Value Estimation
      $240,000
      5.20 Acres

      Cardinal Ln

      OFFICE/RESIDENTIAL (MIXED USE) • 5.20 Acres
      Cardinal Ln, North Tonawanda, NY 14120
      View Details
    • Value Estimation
      $240,000
      3,863 SF

      63 Webster St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,863 SF
      63 Webster St, North Tonawanda, NY 14120
      View Details
    • Value Estimation
      $215,000
      3,108 SF

      76 Webster St

      OFFICE/RESIDENTIAL (MIXED USE) • 3,108 SF
      76 Webster St, North Tonawanda, NY 14120-5814
      View Details
    • Value Estimation
      $290,000
      2,000 SF

      541 Schenck St

      OFFICE/RESIDENTIAL (MIXED USE) • 2,000 SF
      541 Schenck St, North Tonawanda, NY 14120-4639
      View Details
    • Value Estimation
      $60,000
      1,742 SF

      448 Oliver St

      OFFICE/RESIDENTIAL (MIXED USE) • 1,742 SF
      448 Oliver St, North Tonawanda, NY 14120-6906
      View Details

    Similar Nearby for Sale

    • $45,000
      4,763 SF

      Mixed-Use Renovation Opportunity

      Mixed-use property requiring renovation in North Tonawanda, New York.
      301 Payne Ave, North Tonawanda, NY 14120
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    • $550,000

      North Tonawanda Mixed-Use Investment

      Prime location, high traffic, diverse spaces.
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    • Contact for pricing
      85,000 SF

      Redevelopment Opportunity in Opportunity Zone

      85,000 SF redevelopment opportunity in a Federal Opportunity Zone.
      445 Tremont St, North Tonawanda, NY 14120
      View Details
    • $395,000
      8.10 Acres

      Niagara Falls Blvd Land - R3 Zoned

      8.1 Acres, Prime Location, High Traffic
      3197 Niagara Falls Blvd, North Tonawanda, NY 14120
      View Details
    • $475,000
      8,736 SF

      Prime North Tonawanda Office Building

      8,736 SF Office, Medical Potential
      1465 Payne Ave, North Tonawanda, NY 14120
      View Details
    • $275,000

      Multifamily Property in North Tonawanda

      Multifamily property for sale in North Tonawanda, NY.
      385 Oliver St, North Tonawanda, NY 14120
      View Details

    Similar Nearby for Lease

    • $12 SF/Yr
      210,081 SF

      Mid City Plaza: Medical & Retail Space

      North Tonawanda, NY medical & retail opportunity.
      287 Meadow Dr, North Tonawanda, NY 14120
      View Details
    • $11 SF/Yr
      8,605 SF

      Industrial Space Near Webster Street

      Warehouse/light manufacturing space available for lease near Webster Street.
      81 N Main St, North Tonawanda, NY 14120
      View Details
    • Contact for pricing
      810 SF

      Restricted Commercial Space For Rent

      810 SF commercial space in high-traffic location.
      135 Division St, North Tonawanda, NY 14120
      View Details
    • Contact for pricing
      120,776 SF

      North Tonawanda Retail Space Available

      Retail space for lease in high-traffic North Tonawanda plaza.
      953 Payne Ave, North Tonawanda, NY 14120
      View Details
    • Contact for pricing
      120,776 SF

      North Tonawanda Retail Space Available

      Retail space for lease in a high-traffic North Tonawanda plaza.
      953 Payne Ave, North Tonawanda, NY 14120
      View Details
    • Contact for pricing
      222,147 SF

      North Tonawanda Retail Space Available

      Retail space for lease in a high-traffic North Tonawanda plaza.
      301 Meadow Dr, North Tonawanda, NY 14120
      View Details
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    88 Webster St
    North Tonawanda, NY 14120-5814
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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