New search
Property profile & analytics
OFF-MARKET
Investment properties
13 Main St Lockport, NY 14094-3613
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-5536948
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1953
Total area
17,926 SF
Lot
0.31 ac (13,504 SF)
Zoning code
B3
APN
290900 109.62-1-12.2
UPID
US63-5536948
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
13 W Main LLC · 4 yrs held
13 W Main LLC
since 2022
Last sale
$101,865
6 recorded transactions
Zoning & alternative use
B3 · Lockport, NY
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 Lockport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lockport 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
Property tax & assessments
Assessed value
$175,000
Assessed 2023
Previous assessed
$250,000
-30.0% YoY
Assessed land
$98,000
Assessed improvement
$77,000
Land market value
$98,000
Improvement market value
$77,000
Total market value
$175,000
Applied tax rate
290,900.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1953
Heating
NONE
Buildings
1
Stories
1
Total area
17,926 SF
Lot
0.31 ac (13,504 SF)
Zoning code
B3
APN
290900 109.62-1-12.2
UPID
US63-5536948
Jurisdiction
NIAGARA
Zoning & alternative use
B3 · Lockport, NY
Zoning B3 · permitted uses
B3 · Lockport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lockport. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1953
Heating
NONE
Stories
1
Buildings
1
Lot
0.31 ac
Current owner
From public records · entity-resolved
13 W Main LLC
Entity
Free & Clear · 4 yrs held
Mailing address
336 BEWLEY BLDG BUILDING, LOCKPORT, NY 14094-2943
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2026
—
55 East Ave LLC
—
Deed
related
$450,000 · Patricia Mccabe
Sep 18, 2025
—
Sre Development LLC
—
Deed
related
$650,000 · Patricia Mccabe
Aug 19, 2024
—
13w Main LLC
—
Deed
related
$1,350,000 · Private Mortgage Investments LLC Series
May 26, 2022
$102,000
13 W Main LLC
Greater Lockport Development Corpor
Warranty Deed
—
Dec 3, 2018
$100,000
Greater Lockport Dev Corp
Milani,thomas G & Sara S
Warranty Deed
—
May 25, 2005
$35,000
Thomas G Milani
Chasers Of Lockport LLC
Warranty Deed
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 13 Main St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
