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Property profile & analytics
OFF-MARKET
Investment properties
280 Ee Ave Lockport, NY 14094-3826
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-1798640
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1880
Total area
3,302 SF
Lot
0.21 ac (9,148 SF)
Zoning code
R2
APN
290900 109.11-4-7
UPID
US63-1798640
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
-
Moxham Jr Walter E Law Firm
-
Frazier Joseph G Law Firm
-
Moxham & Miskell Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Joseph G Frazier · 3 yrs held
Joseph G Frazier
since 2023
7 recorded transactions
Zoning & alternative use
R2 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$165,000
Assessed 2023
Previous assessed
$165,000
+0.0% YoY
Assessed land
$23,500
Assessed improvement
$141,500
Land market value
$23,500
Improvement market value
$141,500
Total market value
$165,000
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
1880
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
3,302 SF
Lot
0.21 ac (9,148 SF)
Zoning code
R2
APN
290900 109.11-4-7
UPID
US63-1798640
Jurisdiction
NIAGARA
Zoning & alternative use
R2 · Lockport, NY
Zoning R2 · permitted uses
R2 · 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
1880
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Joseph G Frazier
Individual
Mailing address
280 EE AVE, LOCKPORT, NY 14094-3826
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2023
—
Joseph G Frazier
Harvey H Sprout
Affidavit Of Death
—
Jan 24, 2022
—
Allen D Miskell
Grogory Paul Swann
Affidavit Of Death Of Joint Tenant
—
Oct 28, 2021
—
Roy Bithi
Sumit Roy
Affidavit Of Death Of Joint Tenant
related
—
Aug 18, 2021
—
Marion A Knarr Living Trust
Marion A Knarr
Affidavit Of Death Of Joint Tenant
related
—
Dec 21, 2020
—
Roger C Payne
Joseph G Frazier
Grant Deed
related
—
Feb 26, 2019
—
Joseph G Frazier
Bass,yvonna C
Affidavit Of Death
related
—
Jun 27, 2011
—
Walter E Moxham JR.
Fiedler,gladys R
Affidavit Of Death
related
—
Feb 19, 2008
—
Allen D Miskell
Biernacki,john J
Affidavit Of Death
related
—
Jan 23, 2006
—
Allen D Miskell
Simrell,ronald J
Affidavit Of Death
related
—
Mar 15, 2005
—
Joseph G Frazier
Johnston,margaret R
Affidavit Of Death
related
—
—
—
Walter E Moxham JR.
—
Deed Of Trust
related
$25,000 · Niagara Countys FCU
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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