Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1940
Total area
100,862 SF
Lot
2.8 ac (121,968 SF)
Zoning code
INS
APN
291100 144.71-3-1.2
UPID
US63-1682645
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
-
Foster Care Service Social Service Agency
-
Foster Care Service Social Service Agency
-
Foster Care Service Social Service Agency
-
Foster Care Service Social Service Agency
-
Foster Care Service Social Service Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.46M
Blend (final)
Blend
$9.97M
Owner & transaction history
Zoning & alternative use
INS · Niagara Falls, NY
Zoning description
The Institutions District is intended to support a broad range of related uses including public and private education, health care, cultural and research centers
General category
CIVIC_INSTITUTIONAL
Top alternative use upside
Restaurant
$8.5M
+21.0%
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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$9.97M
Value range
$8.97M – $10.96M
±10% around blend
Estimated value / SF
$99 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$8.97M
blend $9.97M
$10.96M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
100,862 SF
Lot area
2.8 ac
Year built
1940
Stories
3
APN
291100 144.71-3-1.2
Zoning
INS
Assessed value
$3,025,900
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
$8.46M
Range $3.26M – $10.36M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$9.97M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 56 sales
$70
+42%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $99/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+21%
vs current-use indication
Office Building · current use
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
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.
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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
from $99/month
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$3.03M
Move the market yield to see immediate price impact.
Value / SF
$30
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%
$191k
$3.81M
$2.72M
$2.12M
$212k
$4.24M
$3.03M
$2.35M
$233k
$4.66M
$3.33M
$2.59M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Property tax & assessments
Assessed value
$3,025,900
Assessed 2023
Previous assessed
$3,025,900
+0.0% YoY
Assessed land
$243,900
Assessed improvement
$2,782,000
Land market value
$451,665
Improvement market value
$5,151,835
Total market value
$5,603,500
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1940
Heating
NONE
Buildings
1
Stories
3
Total area
100,862 SF
Lot
2.8 ac (121,968 SF)
Zoning code
INS
APN
291100 144.71-3-1.2
UPID
US63-1682645
Jurisdiction
NIAGARA
Zoning & alternative use
INS · Niagara Falls, NYZoning INS · permitted uses
INS · Niagara Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The Institutions District is intended to support a broad range of related uses including public and private education, health care, cultural and research centers
General category
CIVIC_INSTITUTIONAL
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
1940
Heating
NONE
Stories
3
Buildings
1
Lot
2.8 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
INS
CIVIC_INSTITUTIONAL
Jurisdiction
Niagara Falls, NY
Recorded code
INS
Official district
INS
Official district profile
What the municipal code says about INS
Zoning description
The Institutions District is intended to support a broad range of related uses including public and private education, health care, cultural and research centers
General category
CIVIC_INSTITUTIONAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for INS 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.
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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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