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Property profile & analytics
OFF-MARKET
Estimated value
$880,000
Office buildings
170 Professional Pkwy Lockport, NY 14094-5368
Entity Owned
2-yr Hold
Free & Clear
Property ID
US63-3166893
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1996
Total area
3,616 SF
Lot
0.37 ac (16,117 SF)
Zoning code
B4
APN
290900 123.08-4-26
UPID
US63-3166893
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
-
Caitlin Sprole Physician
-
WNY MRI @ Lockport Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$900k
CAP Approach
CAP
$840k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$880k
Owner & transaction history
Mmpf III Lockport Ny LLC · 2 yrs held
Mmpf III Lockport Ny LLC
since 2023
Last sale
$903,826
3 recorded transactions
Zoning & alternative use
B4 · 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
Method
Estimation
Statistic approach
$855,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
$910,000
6.5%
$840,000
7%
$780,000
Blend value · Realmo final
$880k
Range $792k – $968k · ±10% · vs last sale $904k (Aug 23 2023)
Last sale anchor
$904k
Aug 23 2023
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
$243 / 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
$400,000
Assessed 2023
Previous assessed
$400,000
+0.0% YoY
Assessed land
$39,500
Assessed improvement
$360,500
Land market value
$39,500
Improvement market value
$360,500
Total market value
$400,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1996
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
3,616 SF
Lot
0.37 ac (16,117 SF)
Zoning code
B4
APN
290900 123.08-4-26
UPID
US63-3166893
Jurisdiction
NIAGARA
Zoning & alternative use
B4 · Lockport, NY
Zoning B4 · permitted uses
B4 · 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
1996
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.37 ac
Current owner
From public records · entity-resolved
Mmpf III Lockport Ny LLC
Entity
Free & Clear · 2 yrs held
Mailing address
170 PROFESSIONAL PKWY, LOCKPORT, NY 14094-5368
Ownership since
2023
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
Oct 11, 2023
—
Mmpf III Lockport Ny LLC
—
Deed
related
$141,000,000 · Capital One Bank NA
Aug 23, 2023
$904,000
Mmpf III Lockport Ny LLC
Rainbow Imaging LLC
Warranty Deed
—
May 14, 2013
$350,000
Rainbow Imaging LLC
Lockport Professional Park LLC
Grant Deed
$450,000 · M & T Bank
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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