Entity Owned Property summary
AI-generated overview
This 4,226 square foot retail property at 901 Sheridan Drive in Tonawanda, NY (14150) is available for $689,900. Located on a busy corner with over 330 feet of frontage, it boasts daily traffic counts ranging from 9,000 to 14,000+ vehicles. Previously used as a daycare center, this versatile space is suitable for a variety of commercial uses, including restaurants, coffee shops, or other retail businesses. Recent improvements include new flooring (2021), a new AC unit (2023), a one-year-old roof, and a recently installed fence. The exterior features updated siding and brickwork. The building includes an alarm system, and the seller is willing to include all contents and potentially hold the mortgage under favorable terms. This exceptional location offers excellent visibility and modern amenities, presenting a rare opportunity for commercial investment. The property is currently vacant and offered as a NNN lease.
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1979
Total area
4,226 SF
Lot
1.67 ac (72,745 SF)
Zoning code
C
APN
146489 65.07-4-3
UPID
US63-1185557
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Daycare Center
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$340k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$315k
Owner & transaction history
since 2025
Last sale
$42,000
6 recorded transactions
Zoning & alternative use
C · Tonawanda, NY
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 33 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$315k
Value range
$284k – $347k
±10% around blend
Estimated value / SF
$75 / SF
Confidence
High
33 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
$284k
blend $315k
$347k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,226 SF
Lot area
1.67 ac
Year built
1979
Stories
1
APN
146489 65.07-4-3
Zoning
C
Assessed value
$157,500
Annual tax
$17,614
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$278k
Weighted, 20 comps · high confidence
Evidence
33 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.9 mi away · 3,612 SF
2.6 mi away · 3,450 SF
2.9 mi away · 3,023 SF
3.3 mi away · 4,535 SF
3.6 mi away · 5,062 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$315k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 42 sales
$77
-3%
Submarket 43 sales
$77
-3%
County 1188 sales
$83
-10%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $75/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 33 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$42k
Move the market yield to see immediate price impact.
Value / SF
$10
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$3k
$53k
$38k
$29k
$3k
$59k
$42k
$33k
$3k
$65k
$46k
$36k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
33 found
High confidence · county-verified
Closest comparable
$80k
1.6 mi · Nov 2025 · $23/SF
Property tax & assessments
Tax year 2019Property tax & assessments
Tax year 2019
Tax billed
$17,614
Tax year 2019
Assessed value
$157,500
Assessed 2023
Previous assessed
$157,500
+0.0% YoY
Effective rate
11.18%
On assessed value
Assessed land
$80,000
Assessed improvement
$77,500
Land market value
$333,359
Improvement market value
$322,941
Total market value
$656,300
Applied tax rate
146,401.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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
1979
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
4,226 SF
Lot
1.67 ac (72,745 SF)
Zoning code
C
APN
146489 65.07-4-3
UPID
US63-1185557
Jurisdiction
ERIE
Zoning & alternative use
C · Tonawanda, NYZoning C · permitted uses
C · Tonawanda, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1979
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.67 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C
Jurisdiction
Tonawanda, NY
Recorded code
C
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C in Tonawanda, NY.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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