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Property profile & analytics
OFF-MARKET
Bars & Pubs
3320 Royal Ave Niagara Falls, NY 14303-2113
Individually Owned
14-yr Hold
Free & Clear
Property ID
US63-6081823
Property profile
Verified
Property type
Bars & Pubs
Use group
BAR, TAVERN
Year built
1930
Total area
2,212 SF
Lot
0.15 ac (6,450 SF)
Zoning code
C1-B
APN
291100 159.44-2-15
UPID
US63-6081823
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
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
Jeffrey Mort · 14 yrs held
Jeffrey Mort
since 2011
3 recorded transactions
Zoning & alternative use
C1-B · Niagara Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
To permit the expansion of existing specialty manufacturing, including all normal activities necessary to the operation of a commercial dairy and in addition, to encourage the development of a variety of residential, general commercial and mixed uses
Zone name
Special Business District
General category
MIXED_USE
Zone area
15.82 ac
Source
Realmo
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
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
$24,300
Assessed 2023
Previous assessed
$24,300
+0.0% YoY
Assessed land
$12,900
Assessed improvement
$11,400
Land market value
$23,889
Improvement market value
$21,111
Total market value
$45,000
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
Bars & Pubs
Use group
BAR, TAVERN
Status
Off-Market
Year built
1930
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
2,212 SF
Lot
0.15 ac (6,450 SF)
Zoning code
C1-B
APN
291100 159.44-2-15
UPID
US63-6081823
Jurisdiction
NIAGARA
Zoning & alternative use
C1-B · Niagara Falls, NYZoning C1-B · permitted uses
C1-B · Niagara Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
To permit the expansion of existing specialty manufacturing, including all normal activities necessary to the operation of a commercial dairy and in addition, to encourage the development of a variety of residential, general commercial and mixed uses
Zone name
Special Business District
General category
MIXED_USE
Zone area
15.82 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1930
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Jeffrey Mort
Individual
Free & Clear · 14 yrs held
Mailing address
606 RIV RD UNIT #3, NORTH TONAWANDA, NY 14120-6573
Ownership since
2011
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
Sep 13, 2011
$70,000
Jeffrey Mort
Healey,gina M
Warranty Deed
—
Aug 28, 2007
$25,000
Gina M Healey
Descargar,christine
Warranty Deed
—
Dec 29, 2005
$19,500
Christine Descargar
Brown,maria C
Grant Deed
—
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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