For Sale
1 / 28
$374,900
640 Park Pl, Niagara Falls, NY 14301
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Property profile
Verified
Property type
Office Building
Year built
1945
Total area
4,704 SF
Lot
0.2 ac (8,712 SF)
Zoning code
R3-C
APN
291100 159.21-1-11
UPID
US63-1900666
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
-
Law Firm Financial Advisor
-
Academic Department
-
Bank Credit Union
-
Construction Company General Contractor
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
since 2024
Last sale
$360,000
1 recorded transaction
Zoning & alternative use
R3-C · Niagara Falls, NY
Zoning description
This sub-district is intended primarily for residential development, primarily apartments and townhouses, but including single and two-family dwellings
General category
RESIDENTIAL
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 6 comparables with addresses
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Realmo’s models returned no estimation for this property yet.
2
Subject property
Included free
GBA
4,704 SF
Lot area
0.2 ac
Year built
1945
APN
291100 159.21-1-11
Zoning
R3-C
Assessed value
$147,600
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$261k
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.3 mi away · 4,408 SF
13.8 mi away · 3,967 SF
19.0 mi away · 5,228 SF
19.1 mi away · 5,040 SF
22.1 mi away · 5,200 SF
5
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
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: income and sales evidence cover the value conclusion.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
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$674k
Move the market yield to see immediate price impact.
Value / SF
$143
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%
$42k
$849k
$606k
$471k
$47k
$943k
$674k
$524k
$52k
$1.04M
$741k
$576k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$190k
0.2 mi · Jan 2026 · $49/SF
Property tax & assessments
Property tax & assessments
Assessed value
$147,600
Assessed land
$17,400
Assessed improvement
$130,200
Land market value
$32,218
Improvement market value
$241,082
Total market value
$273,300
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
Office Building
Status
For Sale
Year built
1945
Total area
4,704 SF
Lot
0.2 ac (8,712 SF)
Zoning code
R3-C
APN
291100 159.21-1-11
UPID
US63-1900666
Zoning & alternative use
R3-C · Niagara Falls, NYZoning R3-C · permitted uses
R3-C · Niagara Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
This sub-district is intended primarily for residential development, primarily apartments and townhouses, but including single and two-family dwellings
General category
RESIDENTIAL
Building & site characteristics
From public records
Year built
1945
Lot
0.2 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
R3-C
RESIDENTIAL
Jurisdiction
Niagara Falls, NY
Recorded code
R3-C
Official district
R3-C
Official district profile
What the municipal code says about R3-C
Zoning description
This sub-district is intended primarily for residential development, primarily apartments and townhouses, but including single and two-family dwellings
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R3-C 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.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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