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Property profile & analytics
OFF-MARKET
Estimated value
$7,655,000
Grocery and convenience stores
890 Young St, Tonawanda, NY 14150-4114
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-1531242
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2001
Total area
42,504 SF
Lot
3.3 ac (143,748 SF)
APN
141600 53.07-1-14
UPID
US63-1531242
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
-
Tops Pharmacy Pharmacy
-
Seema Saeed, RPh Pharmacy
-
Tops Gas Station
-
Redbox Cinema (Bike/Boat/Book/etc) Store
-
Primo Water Refill & Exchange Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.78M
CAP Approach
CAP
$5.88M
Comparable Approach
Comparable
$5.51M
Blend (final)
Blend
$7.66M
Owner & transaction history
Ns Retail Holdings LLC · 4 yrs held
Ns Retail Holdings LLC
since 2022
Last sale
$9.0M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$7,770,000
ML approach
$8,775,000
CAP Approach
CAP Return
Estimation
6%
$6,370,000
6.5%
$5,880,000
7%
$5,460,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,175,000
Current use
RESTAURANT
$5,810,000
Change: -6% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$5,755,000
Change: -7% · Conversion: Moderate
OFFICE BUILDING
$4,965,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$7.66M
Range $6.89M – $8.42M · ±10% · vs last sale $9.00M (May 31 2022)
Last sale anchor
$9.00M
May 31 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
$180 / 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 2023Property tax & assessments
Tax year 2023
Assessed value
$2,950,000
Assessed 2023
Previous assessed
$2,301,000
+28.2% YoY
Assessed land
$430,000
Assessed improvement
$2,520,000
Land market value
$430,000
Improvement market value
$2,520,000
Total market value
$2,950,000
Applied tax rate
141,600.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2001
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
42,504 SF
Lot
3.3 ac (143,748 SF)
APN
141600 53.07-1-14
UPID
US63-1531242
Jurisdiction
ERIE
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
RETAIL STORES Current
Est. value
$6.2M
RESTAURANT
Est. value
$5.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.8M
OFFICE BUILDING
Est. value
$5.0M
RETAIL STORES Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
2001
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
3.3 ac
Current owner
From public records · entity-resolved
Ns Retail Holdings LLC
Entity
Free & Clear · 4 yrs held
Mailing address
PO BOX 1027, BUFFALO, NY 14240-1027
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
May 31, 2022
$9,000,000
Ns Retail Holdings LLC
Sky New York Holdings LLC
Bargain And Sale Deed
—
Mar 18, 2020
—
Tg-cotops Arcade Ny LLC
—
Deed
related
$2,600,000 · Metropolitan Com'l Bk
Feb 20, 2014
—
Tg-cotops Arcade Ny LLC
—
Grant Deed
related
$10,660,836 · Arbor Com'l Mtg
—
—
Tg-cotops Arcade Ny LLC
—
Loan Modification
related
$2,600,000 · Metropolitan Com'l Bk
—
—
Tg-cotops Arcade Ny LLC
—
Deed Of Trust
related
$4,233,043 · Metropolitan Com'l Bk
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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