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Property profile & analytics
OFF-MARKET
Estimated value
$3,865,000
Office buildings
20 Ee Ave, Lockport, NY 14094-3708
Entity Owned
5-yr Hold
Free & Clear
Property ID
US63-6064229
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1994
Total area
40,564 SF
Lot
2.2 ac (95,832 SF)
Zoning code
B2
APN
290900 109.14-4-13
UPID
US63-6064229
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
-
Niagara County Transportation County Government Office Health
-
County Child Support Social Service Agency Charitable Organization
-
Niagara County Social Services Social Service Agency Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.81M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.87M
Owner & transaction history
E A Granchelli Developer LLC · 5 yrs held
E A Granchelli Developer LLC
since 2021
Last sale
$3.8M
5 recorded transactions
Zoning & alternative use
B2 · Lockport, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.4M
+23.3%
Auto repair, garage
$3.1M
+12.7%
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
$4,085,000
ML approach
$3,805,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,770,000
Current use
RESTAURANT
$3,415,000
Change: +23% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,120,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$3.87M
Range $3.48M – $4.25M · ±10% · vs last sale $3.78M (Jun 18 2021)
Last sale anchor
$3.78M
Jun 18 2021
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
$95 / 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
$1,980,000
Assessed 2023
Previous assessed
$1,980,000
+0.0% YoY
Assessed land
$455,000
Assessed improvement
$1,525,000
Land market value
$455,000
Improvement market value
$1,525,000
Total market value
$1,980,000
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
1994
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
2
Total area
40,564 SF
Lot
2.2 ac (95,832 SF)
Zoning code
B2
APN
290900 109.14-4-13
UPID
US63-6064229
Jurisdiction
NIAGARA
Zoning & alternative use
B2 · Lockport, NY
Zoning B2 · permitted uses
B2 · 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
OFFICE BUILDING Current
Est. value
$2.8M
RESTAURANT
Est. value
$3.4M
AUTO REPAIR, GARAGE
Est. value
$3.1M
OFFICE BUILDING Current
RESTAURANT
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
1994
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
2.2 ac
Current owner
From public records · entity-resolved
E A Granchelli Developer LLC
Entity
Free & Clear · 5 yrs held
Mailing address
59 PARK AVE, LOCKPORT, NY 14094-2758
Ownership since
2021
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
Jun 18, 2021
—
E A Granchelli Developer LLC
Elemer A Granchelli
Intrafamily Transfer
related
—
Jun 10, 2015
—
County Of Niagara
Owner Name Unavailable
Grant Deed
related
—
Apr 24, 2015
$3,780,000
County Of Niagara
Cgcmt 2006-c4-20-40 East Avenu
Grant Deed
—
Sep 23, 2014
$6,974,500
Cgcmt 2006-c4-20-40 East Avenu
37 Holdings-lockport LLC
Grant Deed
—
Dec 23, 2005
$4,500,000
37 Holdings-lockport LLC
Ulrich Dev Co LLC
Grant Deed
related
—
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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