OFF-MARKET
Investment properties
Entity Owned
5-yr Hold
~
Est. High Equity
Entity Owned Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1980
Total area
3,730 SF
Lot
2.11 ac (91,912 SF)
Zoning code
B-2
APN
292600 152.01-2-5.1
UPID
US63-3075552
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
-
Advertising Agency Marketing & Advertising
-
Telecommunications Service
-
Plumbing Service General Contractor
-
Accounting Firm Loan Service
-
Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$750k
CAP Approach
CAP
$775k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$775k
Owner & transaction history
since 2021
Last sale
$715,000
1 recorded transaction
Zoning & alternative use
B-2 · Lockport, NY
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 50 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$775k
Value range
$698k – $853k
±10% around blend
Estimated value / SF
$208 / SF
Confidence
High
50 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
100
$698k
blend $775k
$853k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,730 SF
Lot area
2.11 ac
Year built
1980
Stories
1
APN
292600 152.01-2-5.1
Assessed value
$740,000
3
Income approach: direct capitalization
Partial preview
Income approach indication
$775k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$840k
@ 6.5% CAP return
$775k
@ 7% CAP return
$720k
4
Sales comparison
Partial preview
Sales approach indication
$234k
Weighted, 20 comps · high confidence
Evidence
50 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
3.6 mi away · 3,622 SF
4.0 mi away · 3,392 SF
7.2 mi away · 3,400 SF
9.9 mi away · 3,279 SF
10.4 mi away · 3,776 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$775k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 66 sales
$43
+389%
Submarket 104 sales
$50
+318%
County 238 sales
$54
+287%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $208/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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 · 50 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
6.50%
Implied, in-place cap rate for this investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.50%
9.0%
NOI (est.)
$50k *
Last sale · Apr 2021
$715k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$770k
Move the market yield to see immediate price impact.
Value / SF
$206
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
6.00%6.50%7.00%
$45k
$751k
$693k
$643k
$50k
$834k
$770k
$715k
$55k
$918k
$847k
$786k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
50 found
High confidence · county-verified
Closest comparable
$125k
3.3 mi · Nov 2025 · $43/SF
Property tax & assessments
Property tax & assessments
Assessed value
$740,000
Assessed 2023
Previous assessed
$740,000
+0.0% YoY
Assessed land
$181,900
Assessed improvement
$558,100
Land market value
$181,900
Improvement market value
$558,100
Total market value
$740,000
Applied tax rate
290,900.0000
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
1980
Heating
NONE
Cooling
PARTIAL
Buildings
2
Stories
1
Total area
3,730 SF
Lot
2.11 ac (91,912 SF)
Zoning code
B-2
APN
292600 152.01-2-5.1
UPID
US63-3075552
Jurisdiction
NIAGARA
Zoning & alternative use
B-2 · Lockport, NYZoning B-2 · permitted uses
B-2 · Lockport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1980
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
2.11 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B-2
Jurisdiction
Lockport, NY
Recorded code
B-2
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B-2 in Lockport, NY.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
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.
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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.
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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