Sign Up Successful!
You now have access to more from Realmo!
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    6550 Campbell Blvd Lockport, NY 14094-9210

    • Manufacturing properties
    • 35,564 SF
    • 8.90 lot acres
    OFF-MARKET
    Value Estimations
    $1,080,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3474694
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Zip Industrial Products Corporation / Factory / Industrial Manufacturer
    • Pivot Precision / Industrial Manufacturer

    Property Details for 6550 Campbell Blvd

    Year built
    1967
    Lot size
    8.90 lot acres
    Property size
    35,564 SF
    Property type
    Manufacturing properties
    APN
    293200 150.01-1-51
    APU
    29320015001151

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $765,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $917,000
      Market price range: $542k - $1.55M

    • Alternative Use

      Use
      Estimation
      INDUSTRIAL (GENERAL)
      $1,455,000
      Current use
      COMMERCIAL (GENERAL)
      $1,510,000
      Change: +4% Conversion: Difficult
      WAREHOUSE, STORAGE
      $1,500,000
      Change: +3% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Lockport
    County
    Niagara
    State
    New York
    Longitude
    -78.7748
    Latitude
    43.1099
    CBSA code
    15380
    CBSA name
    BUFFALO-NIAGARA FALLS, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $109,300
    $830,700
    $940,000
    -
    $206,228
    $1,567,372
    $1,773,600

    Comparable in this City

    • Value Estimation
      $2,805,000
      225,778 SF

      601 Ohio St

      HEAVY MANUFACTURING • 225,778 SF
      601 Ohio St, Lockport, NY 14094-4221
      View Details
    • Value Estimation
      $2,940,000
      61,731 SF

      695 Ohio St

      HEAVY MANUFACTURING • 61,731 SF
      695 Ohio St, Lockport, NY 14094-4221
      View Details
    • Value Estimation
      $1,085,000
      29,241 SF

      6100 Donner Rd

      MANUFACTURING (LIGHT) • 29,241 SF
      6100 Donner Rd, Lockport, NY 14094-9227
      View Details
    • Value Estimation by Request
      1.70 Acres

      10 Washburn St

      INDUSTRIAL (GENERAL) • 1.70 Acres
      10 Washburn St, Lockport, NY 14094-2918
      View Details
    • Value Estimation by Request
      0.02 Acres

      7351 Tonawanda Crk Rd

      WASTE DISPOSAL, SEWAGE • 0.02 Acres
      7351 Tonawanda Crk Rd, Lockport, NY 14094-9040
      View Details
    • Value Estimation by Request
      0.02 Acres

      6960 Tonawanda Crk Rd

      WASTE DISPOSAL, SEWAGE • 0.02 Acres
      6960 Tonawanda Crk Rd, Lockport, NY 14094-7959
      View Details

    Similar Nearby for Sale

    • $695,000
      10,013 SF

      Lockport Industrial Building on 7 Acres

      10,013 SF industrial building on 7 acres for sale.
      295 Mill St, Lockport, NY 14094
      View Details
    • $2,020,000
      26,500 SF

      Lockport Industrial Property

      26,500 SF Manufacturing/Warehouse
      5568 Davison Rd, Lockport, NY 14094
      View Details
    • $949,900

      Versatile Industrial Facility For Sale

      55,946 SF industrial property suitable for manufacturing, distribution, or storage.
      140 Van Buren St, Lockport, NY 14094
      View Details
    • $1,800,000
      24,512 SF

      North Tonawanda Warehouse For Sale

      24,512 SF industrial warehouse property in North Tonawanda, NY.
      73 Main St, North Tonawanda, NY 14094
      View Details
    • $475,000

      Freestanding Building on Lincoln Avenue

      5,800 SF building suitable for retail, office, or storage.
      6640 Lincoln Avenue Ext, Lockport, NY 14094
      View Details
    • $1,800,000
      97.00 Acres

      97 Acres Transit Rd Commercial Land

      Prime Lockport, NY development opportunity. C2 zoning.
      6350 Transit Rd, Lockport, NY 14094
      View Details

    Similar Nearby for Lease

    • $8 SF/Yr
      26,500 SF

      Climate Controlled Flex Building

      26,000 SF flex building with climate control and expansion potential.
      5568 Davison Rd, Lockport, NY 14094
      View Details
    • Contact for pricing
      3,830 SF

      Lockport Warehouse: 3830 SF Available

      Spacious warehouse, ideal for various uses.
      6883 Lincoln Avenue Ext, Lockport, NY 14094
      View Details
    • $8 SF/Yr
      2,800 SF

      Ewings Road Commercial Space For Lease

      Versatile 2,800 sq ft warehouse/office space.
      3454 Ewings Rd, Lockport, NY 14094
      View Details
    • Contact for pricing
      32,740 SF

      Lockport Retail/Warehouse Space Available

      Retail and warehouse spaces for lease in busy Lockport plaza.
      5921-5987 S Transit Rd, Lockport, NY 14094
      View Details
    • $8 SF/Yr
      2,800 SF

      Lockport Warehouse Space Available

      2800 SF warehouse with 14' ceilings and parking.
      3454 Ewings Rd, Lockport, NY 14094
      View Details
    • Contact for pricing

      Lockport Retail Corridor Opportunity

      Retail and warehouse spaces available in Lockport shopping center.
      5897 S Transit Rd, Lockport, NY 14094
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    6550 Campbell Blvd
    Lockport, NY 14094-9210
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.