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Property profile & analytics
OFF-MARKET
Estimated value
$3,895,000
Manufacturing properties
3123 Highland Ave, Niagara Falls, NY 14305-2051
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US63-2407198
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2016
Total area
86,298 SF
Lot
6.45 ac (280,962 SF)
Zoning code
I1
APN
291100 144.06-2-27.1
UPID
US63-2407198
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
-
Stryten Energy Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.35M
Blend (final)
Blend
$3.90M
Owner & transaction history
Brightfields Corp · 8 yrs held
Brightfields Corp
since 2017
3 recorded transactions
Zoning & alternative use
I1 · Niagara Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.0M
+69.9%
Auto repair, garage
$5.7M
+62.7%
Warehouse, storage
$3.6M
+3.1%
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
INDUSTRIAL (GENERAL)
$3,535,000
Current use
OFFICE BUILDING
$6,005,000
Change: +70% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,745,000
Change: +63% · Conversion: Easy
WAREHOUSE, STORAGE
$3,645,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$3.90M
Range $3.51M – $4.28M · ±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
$45 / 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
$1,724,000
Assessed 2023
Previous assessed
$1,724,000
+0.0% YoY
Assessed land
$70,300
Assessed improvement
$1,653,700
Land market value
$130,185
Improvement market value
$3,062,415
Total market value
$3,192,600
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2016
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
86,298 SF
Lot
6.45 ac (280,962 SF)
Zoning code
I1
APN
291100 144.06-2-27.1
UPID
US63-2407198
Jurisdiction
NIAGARA
Zoning & alternative use
I1 · Niagara Falls, NY
Zoning I1 · permitted uses
I1 · 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
INDUSTRIAL (GENERAL) Current
Est. value
$3.5M
OFFICE BUILDING
Est. value
$6.0M
AUTO REPAIR, GARAGE
Est. value
$5.7M
WAREHOUSE, STORAGE
Est. value
$3.6M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
2016
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
6.45 ac
Current owner
From public records · entity-resolved
Brightfields Corp
Entity
Mailing address
140 LEE ST, BUFFALO, NY 14210-2192
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
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
Nov 22, 2017
—
Brightfields Corp
—
Loan Modification, Consolidation And Extension
related
$4,500,000 · Evans Bk NA
Apr 25, 2016
—
Brightfields Corp
—
Grant Deed
related
$4,500,000 · Five Star Bk
—
—
Brightfields Corp
—
Deed Of Trust
related
$165,000 · Evans Bk NA
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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