Individually Owned Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1946
Total area
5,778 SF
Lot
0.64 ac (27,878 SF)
Zoning code
D2-B
APN
291100 158.08-1-38
UPID
US63-3100820
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Travel Agency Tour Operator
-
Hotel & Motel
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$633k
Blend (final)
Blend
$240k
Owner & transaction history
since 2025
3 recorded transactions
Zoning & alternative use
D2-B · Niagara Falls, NY
Zoning description
The purpose of this district is to provide a buffer zone for the unique development of the Gorge View district
General category
UNKNOWN
Top alternative use upside
Restaurant
$485,000
+104.7%
Office building
$400,000
+69.1%
Auto repair, garage
$385,000
+61.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 26 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$240k
Value range
$216k – $264k
±10% around blend
Estimated value / SF
$42 / SF
Confidence
High
26 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$216k
blend $240k
$264k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,778 SF
Lot area
0.64 ac
Year built
1946
Stories
1
APN
291100 158.08-1-38
Zoning
D2-B
Assessed value
$363,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$410k
Weighted, 20 comps · high confidence
Evidence
26 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.2 mi away · 5,062 SF
10.3 mi away · 4,535 SF
11.2 mi away · 4,226 SF
14.6 mi away · 5,300 SF
14.9 mi away · 4,610 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$240k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 49 sales
$41
+1%
Submarket 103 sales
$51
-18%
County 238 sales
$54
-23%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $42/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+105%
vs current-use indication
Office Building
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 26 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$363k
Move the market yield to see immediate price impact.
Value / SF
$63
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$23k
$457k
$327k
$254k
$25k
$508k
$363k
$282k
$28k
$559k
$399k
$311k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
26 found
High confidence · county-verified
Closest comparable
$325k
10.0 mi · Oct 2025 · $65/SF
Property tax & assessments
Property tax & assessments
Assessed value
$363,000
Assessed 2023
Previous assessed
$363,000
+0.0% YoY
Assessed land
$139,400
Assessed improvement
$223,600
Land market value
$258,140
Improvement market value
$414,060
Total market value
$672,200
Applied tax rate
291,100.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1946
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
5,778 SF
Lot
0.64 ac (27,878 SF)
Zoning code
D2-B
APN
291100 158.08-1-38
UPID
US63-3100820
Jurisdiction
NIAGARA
Zoning & alternative use
D2-B · Niagara Falls, NYZoning D2-B · permitted uses
D2-B · Niagara Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The purpose of this district is to provide a buffer zone for the unique development of the Gorge View district
General category
UNKNOWN
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1946
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.64 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
D2-B
UNKNOWN
Jurisdiction
Niagara Falls, NY
Recorded code
D2-B
Official district
D2-B
Official district profile
What the municipal code says about D2-B
Zoning description
The purpose of this district is to provide a buffer zone for the unique development of the Gorge View district
General category
UNKNOWN
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for D2-B in Niagara Falls, NY.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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