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Property profile & analytics
FOR SALE
Warehouses
560 56Th St Niagara Falls, NY 14304
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-1232830
For Sale
1 / 10
$750,000
560 56Th St, Niagara Falls, NY 14304
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Property summary
AI-generated overview
Exceptional investment opportunity: a 19,200 square foot multi-tenant warehouse in Niagara Falls, NY, asking $750,000. Built in 1984 and extensively renovated in 2019, this property boasts 12,500 square feet of warehouse space featuring a 10-ton crane, plus 2,500 square feet of brand new office space. Two apartments above generate additional income. Recent upgrades include new windows, LED lighting, furnace, hot water tanks, and rooftop units (2019). The warehouse benefits from a mostly column-free layout, enhancing operational efficiency. Power is provided by a robust 400 amp, 483-volt, 3-phase electrical service. Situated on a 0.85-acre lot, the building features a 14-foot ceiling height. Its convenient location offers easy access to the I-190 highway and is less than 10 minutes from the Lewiston-Queenston Bridge, providing proximity to the Canadian border. This property presents a compelling combination of income generation, modern amenities, and strategic location within an established industrial area. The price per square foot is $39.06. The property is located at 560 56th St, Niagara Falls, NY 14304.
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1984
Total area
19,200 SF
Lot
0.85 ac (37,080 SF)
Zoning code
I2
APN
291100 160.32-1-32
UPID
US63-1232830
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
-
Patriot Field Services Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$575k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$559k
Blend (final)
Blend
$575k
Owner & transaction history
Tighe Development LLC · 4 yrs held
Tighe Development LLC
since 2022
Last sale
$600,000
2 recorded transactions
Zoning & alternative use
I2 · 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
$545,000
ML approach
$575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$810,000
Current use
INDUSTRIAL (GENERAL)
$785,000
Change: -3% · Conversion: Easy
Blend value · Realmo final
$575k
Range $518k – $633k · ±10% · vs last sale $600k (Mar 4 2022)
Last sale anchor
$600k
Mar 4 2022
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
$30 / 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
$210,000
Assessed 2023
Previous assessed
$210,000
+0.0% YoY
Assessed land
$10,800
Assessed improvement
$199,200
Land market value
$20,001
Improvement market value
$368,899
Total market value
$388,900
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Sale
Year built
1984
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
19,200 SF
Lot
0.85 ac (37,080 SF)
Zoning code
I2
APN
291100 160.32-1-32
UPID
US63-1232830
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
WAREHOUSE, STORAGE Current
Est. value
$810,000
INDUSTRIAL (GENERAL)
Est. value
$785,000
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
1984
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.85 ac
Current owner
From public records · entity-resolved
Tighe Development LLC
Entity
Mailing address
560 56TH ST, NIAGARA FALLS, NY 14304-2164
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2022
$600,000
Tighe Development LLC
Two Sisters Development Corp
Warranty Deed
$540,000 · Empire Credit Corp
May 6, 2015
$330,000
Two Sisters Dev Corp
Tompkins,mark E
Warranty Deed
related
$265,000 · Bank Of Akron
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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