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Property profile & analytics
OFF-MARKET
Estimated value
$1,595,000
Manufacturing properties
3801 Highland Ave Niagara Falls, NY 14305
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-3393930
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1920
Total area
28,035 SF
Lot
15.9 ac (692,604 SF)
Zoning code
I2
APN
291100 130.14-2-41
UPID
US63-3393930
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
$1.36M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.79M
Blend (final)
Blend
$1.60M
Owner & transaction history
Globe Niagara LLC · 4 yrs held
Globe Niagara LLC
since 2021
Last sale
$1.5M
5 recorded transactions
Zoning & alternative use
I2 · Niagara Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.4M
+105.6%
Commercial (general)
$2.2M
+89.4%
Office building
$2.0M
+69.9%
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
$1,620,000
ML approach
$1,355,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,150,000
Current use
RESTAURANT
$2,360,000
Change: +106% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,175,000
Change: +89% · Conversion: Difficult
OFFICE BUILDING
$1,950,000
Change: +70% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,865,000
Change: +63% · Conversion: Easy
WAREHOUSE, STORAGE
$1,185,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$1.60M
Range $1.44M – $1.75M · ±10% · vs last sale $1.50M (Oct 6 2021)
Last sale anchor
$1.50M
Oct 6 2021
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
$57 / 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
$173,200
Assessed improvement
$526,800
Land market value
$320,742
Improvement market value
$975,558
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1920
Heating
NONE
Cooling
PARTIAL
Buildings
20
Stories
2
Total area
28,035 SF
Lot
15.9 ac (692,604 SF)
Zoning code
I2
APN
291100 130.14-2-41
UPID
US63-3393930
Jurisdiction
NIAGARA
Zoning & alternative use
I2 · Niagara Falls, NY
Zoning I2 · permitted uses
I2 · 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
$1.2M
RESTAURANT
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.2M
OFFICE BUILDING
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.2M
INDUSTRIAL (GENERAL) Current
RESTAURANT
COMMERCIAL (GENERAL)
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
1920
Heating
NONE
Cooling
Yes
Stories
2
Buildings
20
Lot
15.9 ac
Current owner
From public records · entity-resolved
Globe Niagara LLC
Entity
Free & Clear · 4 yrs held
Mailing address
471 DELAWARE AVE, BUFFALO, NY 14202-1303
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2021
$1,500,000
Globe Niagara LLC
Globe Metallurgical INC
Warranty Deed
—
Oct 2, 2008
—
Globe Metallurgical INC
—
Deed Of Trust
related
$9,762,500 · Societe Generale
Nov 15, 2005
—
Globe Metallurgical INC
—
Deed Of Trust
related
$17,000,000 · De Shaw Laminar Lending INC
Jun 28, 2004
—
Globe Metallurgical INC
—
Deed Of Trust
related
$28,000,000 · De Shaw Laminar Lending INC
—
—
Globe Metallurgical INC
—
Deed Of Trust
related
$300,000 · Fifth Third 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.
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