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Property profile & analytics
OFF-MARKET
Estimated value
$2,145,000
Office buildings
225 Old Fls St, Niagara Falls, NY 14303-1262
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-0871182
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Total area
32,341 SF
Lot
0.19 ac (8,241 SF)
Zoning code
D1-A
APN
291100 159.09-1-4
UPID
US63-0871182
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
-
KeySource Pharmacy Industrial Manufacturer
-
Neighborhood Legal Services, Inc Law Firm
-
Great Circle Innovation Advertising Agency Marketing & Advertising
-
Institut global de niagra Teachers College
-
BNRG Properties Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.17M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.43M
Blend (final)
Blend
$2.15M
Owner & transaction history
Niagara Bbc Office 1 LLC · 5 yrs held
Niagara Bbc Office 1 LLC
since 2020
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
D1-A · Niagara Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.7M
+21.0%
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
$2,225,000
ML approach
$2,170,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,250,000
Current use
RESTAURANT
$2,725,000
Change: +21% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,155,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$2.15M
Range $1.93M – $2.36M · ±10% · vs last sale $1.95M (Aug 21 2020)
Last sale anchor
$1.95M
Aug 21 2020
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
$66 / 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
$700,000
Assessed 2023
Previous assessed
$700,000
+0.0% YoY
Assessed land
$36,300
Assessed improvement
$663,700
Land market value
$67,222
Improvement market value
$1,229,078
Total market value
$1,296,300
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
OFFICE BUILDING
Status
Off-Market
Year built
1980
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
5
Total area
32,341 SF
Lot
0.19 ac (8,241 SF)
Zoning code
D1-A
APN
291100 159.09-1-4
UPID
US63-0871182
Jurisdiction
NIAGARA
Zoning & alternative use
D1-A · Niagara Falls, NY
Zoning D1-A · permitted uses
D1-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
$2.3M
RESTAURANT
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.2M
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
1980
Heating
NONE
Cooling
Yes
Stories
5
Buildings
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
Niagara Bbc Office 1 LLC
Entity
Mailing address
50 HIGHLAND AVE APT 1R, SOMERVILLE, MA 02143-1844
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2024
—
Niagara Bbc Office 1 LLC
—
Deed
related
$250,000 · Jeffrey Gore
Sep 4, 2020
—
Niagara Bbc Office 1 LLC
—
Deed
related
$1,400,000 · Bygvision LLC
Aug 21, 2020
$1,950,000
Niagara Bbc Office 1 LLC
Anthony A Girasole
Warranty Deed
$370,496 · Bygvision LLC
Dec 28, 2018
—
Anthony A Girasole
Anwal Properties
Grant Deed
related
—
Aug 15, 2017
—
Anwal Properties
—
Loan Modification, Consolidation And Extension
related
$1,100,000 · Niagara's Choice FCU
—
—
Anwal Properties
—
Deed Of Trust
related
$40,000 · Northwest Savings Bank
—
—
Anwal Properties
—
Deed Of Trust
related
$1,100,000 · Niagara's Choice FCU
—
—
Niagara Bbc Office 1 LLC
—
Loan Modification
related
$1,400,000 · Bygvision LLC
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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