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Property profile & analytics
OFF-MARKET
Estimated value
$4,375,000
Distribution centers
5535 Porter Rd, Niagara Falls, NY 14304-1521
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US63-6217712
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1992
Total area
137,852 SF
Lot
8.57 ac (373,309 SF)
Zoning code
C3
APN
291100 145.10-2-2
UPID
US63-6217712
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
-
Greenpac (Formerly Walmart DC) Corporate Office
-
Melinda Ybema Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.38M
Owner & transaction history
5535 Porter LLC · 10 yrs held
5535 Porter LLC
since 2015
5 recorded transactions
Zoning & alternative use
C3 · Niagara Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
WAREHOUSE, STORAGE
$5,820,000
Current use
INDUSTRIAL (GENERAL)
$5,645,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$4.38M
Range $3.94M – $4.81M · ±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
$32 / 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
$2,372,250
Assessed 2023
Previous assessed
$2,372,250
+0.0% YoY
Assessed land
$168,000
Assessed improvement
$2,204,250
Land market value
$311,114
Improvement market value
$4,081,986
Total market value
$4,393,100
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
1992
Heating
NONE
Cooling
CENTRAL
Stories
1
Total area
137,852 SF
Lot
8.57 ac (373,309 SF)
Zoning code
C3
APN
291100 145.10-2-2
UPID
US63-6217712
Jurisdiction
NIAGARA
Zoning & alternative use
C3 · Niagara Falls, NY
Zoning C3 · permitted uses
C3 · 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
WAREHOUSE, STORAGE Current
Est. value
$5.8M
INDUSTRIAL (GENERAL)
Est. value
$5.6M
WAREHOUSE, STORAGE Current
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
1992
Heating
NONE
Cooling
Yes
Stories
1
Lot
8.57 ac
Current owner
From public records · entity-resolved
5535 Porter LLC
Entity
Mailing address
2730 TRANSIT RD, WEST SENECA, NY 14224-2523
Ownership since
2015
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, 2016
—
Niagara Center Of Commerce LLC
—
Deed
related
$2,340,000 · Northwest Bancshares INC
Oct 2, 2015
$2,100,000
5535 Porter LLC
Sams Real Estate Busn Trust
Grant Deed
related
$1,020,000 · Northwest Svgs Bk
Jan 4, 2010
$3,320,625
Sams Real Estate
Wal-mart Realty Co
Grant Deed
—
Jan 4, 2010
$3,320,725
Sams Real Estate Business Trust
Wal-mart Realty Co
Warranty Deed
—
—
—
Niagara Center Of Commerce LLC
—
Loan Modification, Consolidation And Extension
related
$2,340,000 · Northwest Bancshares INC
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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