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Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Investment properties
140 Ee Ave, Lockport, NY 14094-3828
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US63-6170619
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1850
Total area
6,081 SF
Lot
0.83 ac (36,155 SF)
Zoning code
R3
APN
290900 109.56-1-10
UPID
US63-6170619
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
$408k
Blend (final)
Blend
$655k
Owner & transaction history
Milestone Dev Of Wny LLC · 7 yrs held
Milestone Dev Of Wny LLC
since 2019
3 recorded transactions
Zoning & alternative use
R3 · Lockport, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$510,000
+98.0%
Auto repair, garage
$470,000
+81.0%
Office building
$415,000
+60.6%
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$510,000
Change: +98% · Conversion: Difficult
AUTO REPAIR, GARAGE
$470,000
Change: +81% · Conversion: Difficult
OFFICE BUILDING
$415,000
Change: +61% · Conversion: Easy
Blend value · Realmo final
$655k
Range $590k – $721k · ±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
$108 / 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
Property tax & assessments
Assessed value
$630,000
Assessed 2023
Previous assessed
$630,000
+0.0% YoY
Assessed land
$77,000
Assessed improvement
$553,000
Land market value
$77,000
Improvement market value
$553,000
Total market value
$630,000
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
1850
Heating
NONE
Buildings
2
Stories
2
Total area
6,081 SF
Lot
0.83 ac (36,155 SF)
Zoning code
R3
APN
290900 109.56-1-10
UPID
US63-6170619
Jurisdiction
NIAGARA
Zoning & alternative use
R3 · Lockport, NY
Zoning R3 · permitted uses
R3 · 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.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$510,000
AUTO REPAIR, GARAGE
Est. value
$470,000
OFFICE BUILDING
Est. value
$415,000
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1850
Heating
NONE
Stories
2
Buildings
2
Lot
0.83 ac
Current owner
From public records · entity-resolved
Milestone Dev Of Wny LLC
Entity
Mailing address
107 RIV RD, NORTH TONAWANDA, NY 14120-5711
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 28, 2019
$1,469,000
Milestone Dev Of Wny LLC
Bw Apartments LLC
Warranty Deed
$1,146,750 · Evans Bk NA
Feb 25, 2008
—
Bw Apartments LLC
Weiss,baruch
Warranty Deed
related
—
Dec 7, 2006
$474,750
Baruch Weiss
Ja Management 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.
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