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Property profile & analytics
OFF-MARKET
Estimated value
$1,975,000
Office buildings
1522 Main St, Niagara Falls, NY 14305-2522
Individually Owned
17-yr Hold
Free & Clear
Property ID
US63-5607955
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1923
Total area
18,851 SF
Lot
0.24 ac (10,472 SF)
Zoning code
C2-A
APN
291100 144.54-2-15
UPID
US63-5607955
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
-
Pinnacle Community Services Charitable Organization Social Service Agency
-
Girl Scouts of Western New York Child Welfare Organization Charitable Organization
-
Niagara County Office by Caz Recovery Charitable Organization Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.88M
Blend (final)
Blend
$1.98M
Owner & transaction history
Family & Childrens Svc Of Niagar · 17 yrs held
Family & Childrens Svc Of Niagar
since 2008
5 recorded transactions
Zoning & alternative use
C2-A · Niagara Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.6M
+21.0%
Commercial (general)
$1.5M
+11.4%
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 Niagara Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Niagara Falls 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
OFFICE BUILDING
$1,310,000
Current use
RESTAURANT
$1,585,000
Change: +21% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,460,000
Change: +11% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,255,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$1.98M
Range $1.78M – $2.17M · ±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
$105 / 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
$948,100
Assessed 2023
Previous assessed
$948,100
+0.0% YoY
Assessed land
$13,600
Assessed improvement
$934,500
Land market value
$25,185
Improvement market value
$1,730,515
Total market value
$1,755,700
Applied tax rate
291,100.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1923
Heating
NONE
Cooling
CENTRAL
Stories
2
Total area
18,851 SF
Lot
0.24 ac (10,472 SF)
Zoning code
C2-A
APN
291100 144.54-2-15
UPID
US63-5607955
Jurisdiction
NIAGARA
Zoning & alternative use
C2-A · Niagara Falls, NY
Zoning C2-A · permitted uses
C2-A · Niagara Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Niagara Falls. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
RESTAURANT
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1923
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.24 ac
Current owner
From public records · entity-resolved
Family & Childrens Svc Of Niagar
Individual
Free & Clear · 17 yrs held
Mailing address
1522 MAIN ST, NIAGARA FALLS, NY 14305-2522
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 16, 2008
$230,000
Family & Childrens Svc Of Niagar
Grover,mark
Warranty Deed
—
Jul 16, 2008
—
Mark Grover
Kastanes,george
Quit Claim Deed
related
—
Jul 10, 2008
$7,500
George A Kastanes
Grover,mark
Warranty Deed
—
Apr 4, 2005
$55,000
George A Kastanes
Woodridge Properties LLP
Warranty Deed
—
Apr 4, 2005
$132,000
Mark Grover
Kastanes,george A
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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