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Property profile & analytics
FOR SALE
Investment properties
80 Main St Lockport, NY 14094
Entity Owned
21-yr Hold
Free & Clear
Property ID
US63-0878941
For Sale
1 / 58
$2,950,000
80 Main St, Lockport, NY 14094
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2006
Total area
18,823 SF
Lot
0.56 ac (24,394 SF)
Zoning code
B2
APN
290900 109.14-4-6.21
UPID
US63-0878941
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
-
80 Main Banquet & Catering Take-out & Catering Catering Service
-
Nussbaumer & Clarke, Inc. Engineer
-
Niagara Falls Memorial Medical Center Health Home Home Health Care Service
-
Michael Bartlett, Berkshire Hathaway HS Zambito Realtors Real Estate Agency
-
James Soliday, Berkshire Hathaway HS Zambito Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.81M
Blend (final)
Blend
$1.80M
Owner & transaction history
Ulrich City Centre LLC · 21 yrs held
Ulrich City Centre LLC
since 2004
3 recorded transactions
Zoning & alternative use
B2 · Lockport, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.6M
+98.0%
Auto repair, garage
$1.5M
+81.0%
Office building
$1.3M
+60.6%
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 Lockport submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lockport 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
RESTAURANT
$1,585,000
Change: +98% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,450,000
Change: +81% · Conversion: Difficult
OFFICE BUILDING
$1,285,000
Change: +61% · Conversion: Easy
Blend value · Realmo final
$1.80M
Range $1.62M – $1.98M · ±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
$96 / 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
$1,050,000
Assessed 2023
Previous assessed
$1,050,000
+0.0% YoY
Assessed land
$30,700
Assessed improvement
$1,019,300
Land market value
$30,700
Improvement market value
$1,019,300
Total market value
$1,050,000
Applied tax rate
290,900.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
For Sale
Year built
2006
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
18,823 SF
Lot
0.56 ac (24,394 SF)
Zoning code
B2
APN
290900 109.14-4-6.21
UPID
US63-0878941
Jurisdiction
NIAGARA
Zoning & alternative use
B2 · Lockport, NY
Zoning B2 · permitted uses
B2 · Lockport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lockport. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.3M
RESTAURANT
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
2006
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.56 ac
Current owner
From public records · entity-resolved
Ulrich City Centre LLC
Entity
Free & Clear · 21 yrs held
Mailing address
140 NN ST, BUFFALO, NY 14201-1519
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2021
—
175 Walnut LLC
—
Deed
related
$1,736,000 · The Upstate National Bank
Dec 29, 2004
—
Ulrich City Centre LLC
City Of Lockport New York
Quit Claim Deed
related
—
Dec 23, 2004
—
Just Another Lawsuit LLC
City Of Lockport New York
Quit Claim Deed
related
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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