Entity Owned 
For Lease
1 / 130
$85,000
90 Professional Pkwy, Lockport, NY 14094
View Listing →
Property summary
AI-generated overview
This single-tenant, 2,583 square foot Class B office building is located at 90 Professional Parkway in Lockport, NY, 14094. Built in 2002, this one-story structure features a wood frame and brick exterior, asphalt shingle roof, and either a crawl space or full basement. The property sits on its own tax parcel and is part of a 19-building complex, offering ample parking. The building is currently vacant and presents a unique opportunity for a single tenant to occupy the entire space. Suite sizes within the larger complex range from 600 to 10,000 square feet, with some buildings configured for multiple tenants. The property is zoned commercial and located in Niagara County, offering convenient access to major roadways. The complex is approximately 50% occupied by medical and professional office tenants, indicating a strong existing market. This property is ideal for medical practices, legal firms, accounting offices, or other professional businesses seeking a standalone location with significant parking. Lot size is approximately 0.35 to 1.19 acres. Each building in the complex can be leased or sold separately.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1993
Total area
2,814 SF
Lot
0.38 ac (16,553 SF)
Zoning code
B4
APN
290900 123.08-4-14
UPID
US63-1491203
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
-
Tax Preparation
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$85k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$85k
Owner & transaction history
since 2024
Last sale
$84,000
4 recorded transactions
Zoning & alternative use
B4 · 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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 10 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$85k
Value range
$77k – $94k
±10% around blend
Estimated value / SF
$30 / SF
Confidence
High
10 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$77k
blend $85k
$94k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,814 SF
Lot area
0.38 ac
Year built
1993
Stories
1
APN
290900 123.08-4-14
Zoning
B4
Assessed value
$190,000
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$407k
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.8 mi away · 2,416 SF
10.8 mi away · 2,520 SF
11.4 mi away · 2,440 SF
11.5 mi away · 2,246 SF
13.2 mi away · 2,344 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$85k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 28 sales
$68
-56%
Submarket 34 sales
$69
-56%
County 56 sales
$70
-57%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $30/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
County record
Operating expenses
Not available
Market rent
Not available
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: replacement-cost inputs are not on file.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 10 sales
Market rates by use type
PDF export
Professional Plan · 30 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$84k
Move the market yield to see immediate price impact.
Value / SF
$30
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%
$5k
$106k
$76k
$59k
$6k
$118k
$84k
$65k
$6k
$129k
$92k
$72k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$200k
0.3 mi · Feb 2026 · $98/SF
Property tax & assessments
Property tax & assessments
Assessed value
$190,000
Assessed 2023
Previous assessed
$190,000
+0.0% YoY
Assessed land
$40,500
Assessed improvement
$149,500
Land market value
$40,500
Improvement market value
$149,500
Total market value
$190,000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1993
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
2,814 SF
Lot
0.38 ac (16,553 SF)
Zoning code
B4
APN
290900 123.08-4-14
UPID
US63-1491203
Jurisdiction
NIAGARA
Zoning & alternative use
B4 · Lockport, NYZoning B4 · permitted uses
B4 · Lockport, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1993
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.38 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B4
Jurisdiction
Lockport, NY
Recorded code
B4
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B4 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.
One complete report on every paid plan · 30 · 300 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 · 30 · 300 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.
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?”
Get access to Data & Analytics
Choose membership plan that suits your needs
Unlock Full Report
$9
one-time
Single Property Report
Full report includes
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
MOST POPULAR
Professional Plan
$99
/mo
30 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 30 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Enterprise Plan
$299
/mo
300 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 300 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Unlock Light Report
Free
Confirm your email
and get 1 Light Report
and get 1 Light Report
Light report includes
- Property Information
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Potential
- Location Insight
- Alternative use
- Local Zoning Insight
Confirm your e-mail to get the report
