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Property profile & analytics
OFF-MARKET
Estimated value
$5,805,000
Warehouses
99 Wales Ave, Tonawanda, NY 14150-2505
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US63-5630633
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1968
Total area
96,500 SF
Lot
5.8 ac (252,648 SF)
APN
141600 39.15-2-12.11
UPID
US63-5630633
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
-
Wisconsin Box Warehouse & Storage
-
Wavepoint 3PL Warehouse Warehouse & Storage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.91M
Comparable Approach
Comparable
$6.10M
Blend (final)
Blend
$5.81M
Owner & transaction history
99 Wales Avenue LLC · 14 yrs held
99 Wales Avenue LLC
since 2012
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$7.4M
+24.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,570,000
6.5%
$7,910,000
7%
$7,345,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$5,970,000
Current use
COMMERCIAL (GENERAL)
$7,430,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$5.81M
Range $5.22M – $6.39M · ±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
$60 / 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
$2,800,000
Assessed 2023
Previous assessed
$1,800,000
+55.6% YoY
Assessed land
$272,000
Assessed improvement
$2,528,000
Land market value
$272,000
Improvement market value
$2,528,000
Total market value
$2,800,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1968
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
96,500 SF
Lot
5.8 ac (252,648 SF)
APN
141600 39.15-2-12.11
UPID
US63-5630633
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
WAREHOUSE, STORAGE Current
Est. value
$6.0M
COMMERCIAL (GENERAL)
Est. value
$7.4M
WAREHOUSE, STORAGE Current
COMMERCIAL (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
1968
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
5.8 ac
Current owner
From public records · entity-resolved
99 Wales Avenue LLC
Entity
Mailing address
1888 NIAGARA FLS BLVD, TONAWANDA, NY 14150-6425
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2022
—
99 Wales Avenue LLC
—
Deed
related
$56,151 · Evans Bank NA
Aug 17, 2017
—
99 Wales Avenue LLC
—
Deed
related
$349,235 · Evans Bk NA
Jan 10, 2012
$1,750,000
99 Wales Avenue LLC
Kimcar LLC
Warranty Deed
$374,094 · Evans Bank NA
Jul 17, 2008
$74,175
Rellog INC
Kimcar LLC
Warranty Deed
—
Apr 15, 2004
$1,200,000
Kimcar LLC
American Allsafe
Grant Deed
$1,275,000 · Associated Bank
—
—
99 Wales Avenue LLC
—
Deed Of Trust
related
$1,312,500 · Evans Bank NA
—
—
99 Wales Avenue LLC
—
Deed Of Trust
related
$349,235 · Evans Bk NA
—
—
99 Wales Avenue LLC
—
Loan Modification
related
$1,275,000 · Evans Bk NA
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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