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Property profile & analytics
OFF-MARKET
Estimated value
$1,080,000
Specialty properties
542 6th St Niagara Falls, NY 14301-1636
Entity Owned
5-yr Hold
Free & Clear
Property ID
US63-5833452
Property profile
Verified
Property type
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Year built
1910
Total area
26,988 SF
Lot
0.48 ac (20,856 SF)
Zoning code
C2-A
APN
291100 159.21-2-16
UPID
US63-5833452
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
-
YWCA Niagara Association / Organization Health
-
Catering Crew Event Planning
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.08M
Owner & transaction history
Carolyn S House Hsng Dev Fund Co In · 5 yrs held
Carolyn S House Hsng Dev Fund Co In
since 2021
7 recorded transactions
Zoning & alternative use
C2-A · Niagara Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.6M
+39.8%
Retail stores
$1.2M
+6.5%
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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$1,170,000
Current use
OFFICE BUILDING
$1,635,000
Change: +40% · Conversion: Difficult
RETAIL STORES
$1,245,000
Change: +7% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,105,000
Change: -5% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$995,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.08M
Range $972k – $1.19M · ±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
$40 / 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
$3,107,800
Assessed 2023
Previous assessed
$3,107,800
+0.0% YoY
Assessed land
$7,300
Assessed improvement
$3,100,500
Land market value
$13,519
Improvement market value
$5,741,681
Total market value
$5,755,200
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
Specialty properties
Use group
PROFESSIONAL CLUBS/ASSOCIATIONS
Status
Off-Market
Year built
1910
Heating
NONE
Stories
4
Total area
26,988 SF
Lot
0.48 ac (20,856 SF)
Zoning code
C2-A
APN
291100 159.21-2-16
UPID
US63-5833452
Jurisdiction
NIAGARA
Zoning & alternative use
C2-A · Niagara Falls, NY
Zoning C2-A · permitted uses
C2-A · 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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$995,000
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
OFFICE BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1910
Heating
NONE
Stories
4
Lot
0.48 ac
Current owner
From public records · entity-resolved
Carolyn S House Hsng Dev Fund Co In
Entity
Free & Clear · 5 yrs held
Mailing address
32 COTTAGE ST, LOCKPORT, NY 14094-3638
Mailing matches property
Yes
Owner-occupied
Yes
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 22, 2021
—
Carolyn S House Hsng Dev Fund Co In
Carolyns House LP
Intrafamily Transfer
related
—
Aug 20, 2015
—
Carolyns House LP
—
Trustees Deed
related
$277,370 · New York St Homeless Hsng
Mar 21, 2005
—
Carolyns House
—
Trustees Deed
related
$992,599 · New York State Homeless Hsng
Aug 5, 2004
$1,001
Carolyns House
City Of Niagara Falls New York
Quit Claim Deed
related
$1,922,373 · Community Dev Commission
—
—
Carolyns House
—
Deed Of Trust
related
$98,500 · New York State Homeless Hsng
—
—
Carolyns House LP
—
Loan Modification
related
$1,269,969 · New York St Homeless Hsng
—
—
Carolyns House LP
—
Loan Modification, Consolidation And Extension
related
$1,269,969 · New York St Homeless Hsng
—
—
Carolyns House LP
—
Deed Of Trust
related
$50,800 · New York St Homeless Hsng
—
—
Carolyns House LP
—
Deed Of Trust
related
$18,744 · First Niagara Bank
—
—
Carolyns House
—
Deed Of Trust
related
$48,901 · New York State Homeless Hsng
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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