Entity Owned Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1987
Total area
86,490 SF
Lot
2 ac (87,120 SF)
Zoning code
D1-C
APN
291100 158.12-1-14
UPID
US63-0619076
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.84M
CAP Approach
CAP
$8.35M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.92M
Owner & transaction history
since 2023
Last sale
$8.3M
4 recorded transactions
Zoning & alternative use
D1-C · Niagara Falls, NY
Zoning description
The purpose of these sub-districts is to provide for a diverse combination of commercial, residential, and mixed-use building types within the citys core tourist areas; to be protective of the world-class views of and fr…
General category
MIXED_USE
Top alternative use upside
Commercial (general)
$8.1M
+240.1%
Auto repair, garage
$7.8M
+227.1%
Restaurant
$6.6M
+179.4%
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.
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.92M
Value range
$7.12M – $8.71M
±10% around blend
Estimated value / SF
$92 / SF
Confidence
Property data
88
Comparable evidence
60
$7.12M
blend $7.92M
$8.71M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
86,490 SF
Lot area
2 ac
Year built
1987
Stories
6
APN
291100 158.12-1-14
Zoning
D1-C
Assessed value
$3,162,000
3
Income approach: direct capitalization
Partial preview
Income approach indication
$8.35M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$9.04M
@ 6.5% CAP return
$8.35M
@ 7% CAP return
$7.75M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.92M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+240%
vs current-use indication
Auto Repair, Garage
Restaurant
Industrial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
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: income and sales evidence cover the value conclusion.
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
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
6.90%
Implied, in-place cap rate for this hotels
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.90%
9.0%
NOI (est.)
$584k *
Last sale · Apr 2023
$8.34M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$8.46M
Move the market yield to see immediate price impact.
Value / SF
$98
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
6.40%6.90%7.40%
$526k
$8.21M
$7.62M
$7.10M
$584k
$9.13M
$8.46M
$7.89M
$642k
$10.04M
$9.31M
$8.68M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Property tax & assessments
Assessed value
$3,162,000
Assessed 2023
Previous assessed
$3,162,000
+0.0% YoY
Assessed land
$413,800
Assessed improvement
$2,748,200
Land market value
$766,302
Improvement market value
$5,089,298
Total market value
$5,855,600
Applied tax rate
291,100.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1987
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
6
Total area
86,490 SF
Lot
2 ac (87,120 SF)
Zoning code
D1-C
APN
291100 158.12-1-14
UPID
US63-0619076
Jurisdiction
NIAGARA
Zoning & alternative use
D1-C · Niagara Falls, NYZoning D1-C · permitted uses
D1-C · Niagara Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The purpose of these sub-districts is to provide for a diverse combination of commercial, residential, and mixed-use building types within the citys core tourist areas; to be protective of the world-class views of and fr…
General category
MIXED_USE
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1987
Heating
NONE
Cooling
Yes
Stories
6
Buildings
1
Lot
2 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
D1-C
MIXED_USE
Jurisdiction
Niagara Falls, NY
Recorded code
D1-C
Official district
D1-C
Official district profile
What the municipal code says about D1-C
Zoning description
The purpose of these sub-districts is to provide for a diverse combination of commercial, residential, and mixed-use building types within the citys core tourist areas; to be protective of the world-class views of and fr…
General category
MIXED_USE
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for D1-C in Niagara Falls, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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