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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Office buildings
2840 Military Rd, Niagara Falls, NY 14304-1566
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US63-6232193
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2011
Total area
7,239 SF
Lot
1.73 ac (75,359 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
293000 145.11-1-21
UPID
US63-6232193
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
-
Michael Marrone Dentistry Dental Office
-
Pulvino Jr Thomas J DDS Dental Office
-
Manente Orthodontics Dental Office
-
Dr. John R. Whiteman, DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$744k
Blend (final)
Blend
$555k
Owner & transaction history
Compass E LLC · 17 yrs held
Compass E LLC
since 2009
7 recorded transactions
Zoning & alternative use
02 - SINGLE RESIDENCE · Niagara Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$610,000
+21.0%
Commercial (general)
$550,000
+9.3%
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
$505,000
Current use
RESTAURANT
$610,000
Change: +21% · Conversion: Moderate
COMMERCIAL (GENERAL)
$550,000
Change: +9% · Conversion: Easy
AUTO REPAIR, GARAGE
$480,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$77 / 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
$834,900
Assessed 2023
Previous assessed
$834,900
+0.0% YoY
Assessed land
$75,000
Assessed improvement
$759,900
Land market value
$202,704
Improvement market value
$2,053,796
Total market value
$2,256,500
Applied tax rate
293,001.0000
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
2011
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
7,239 SF
Lot
1.73 ac (75,359 SF)
Zoning code
02 - SINGLE RESIDENCE
APN
293000 145.11-1-21
UPID
US63-6232193
Jurisdiction
NIAGARA
Zoning & alternative use
02 - SINGLE RESIDENCE · Niagara Falls, NY
Zoning 02 - SINGLE RESIDENCE · permitted uses
02 - SINGLE RESIDENCE · 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
$505,000
RESTAURANT
Est. value
$610,000
COMMERCIAL (GENERAL)
Est. value
$550,000
AUTO REPAIR, GARAGE
Est. value
$480,000
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
2011
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.73 ac
Current owner
From public records · entity-resolved
Compass E LLC
Entity
Mailing address
2840 MILITARY RD, NIAGARA FALLS, NY 14304-1566
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2026
—
Compass East LLC
—
Deed
related
$892,284 · Northwest Bank
Apr 2, 2009
—
Compass E LLC
Manente,salvatore
Warranty Deed
related
—
Apr 25, 2005
—
Salvatore Menente
Kent,donald
Warranty Deed
related
—
Dec 17, 2004
—
Tammy L Hill
Hill,thomas E
Quit Claim Deed
related
—
Mar 19, 2004
$64,900
Salvatore J Manente
Kent,donald R
Grant Deed
—
—
—
Compass East LLC
—
Deed Of Trust
related
$647,000 · Empire State Certified Dev
—
—
Compass East LLC
—
Deed Of Trust
related
$800,000 · First Niagara Bank
—
—
Compass East LLC
—
Deed Of Trust
related
$800,000 · First Niagara Bank
—
—
Compass East LLC
—
Deed Of Trust
related
$1,440,000 · First Niagara 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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