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Property profile & analytics
OFF-MARKET
Estimated value
$14,700,000
Assisted living facilities
901 Cedar Ave Niagara Falls, NY 14301-1103
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US63-4192393
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1980
Total area
144,300 SF
Lot
1.16 ac (50,530 SF)
Zoning code
C2-A
APN
291100 144.78-3-2.21
UPID
US63-4192393
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
-
Niagara Towers Apartment Building
-
Darlene rathmann Specialty Food Shop Supermarket
-
Golden Age Clubs Social Service Agency Charitable Organization
-
Buffalo Airport Limousine To/from Canada Limousine Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.70M
Owner & transaction history
Oahs Niagara Towers Hsng Dev Fund C · 3 yrs held
Oahs Niagara Towers Hsng Dev Fund C
since 2023
Last sale
$15.0M
3 recorded transactions
Zoning & alternative use
C2-A · Niagara Falls, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Traditional Commercial district is intended to allow for a mix of residential and commercial uses along major travel corridors
Zone name
Traditional Commercial
General category
COMMERCIAL
Zone area
18.35 ac
Source
Realmo
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 Niagara Falls submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Niagara Falls 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
$14,185,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$12,940,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$10,540,000
Change: 0% · Conversion: Difficult
RESTAURANT
$9,940,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$14.70M
Range $13.23M – $16.17M · ±10% · vs last sale $14.96M (Mar 17 2023)
Last sale anchor
$14.96M
Mar 17 2023
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
$102 / 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
$3,171,900
Assessed 2023
Previous assessed
$3,171,900
+0.0% YoY
Assessed land
$22,900
Assessed improvement
$3,149,000
Land market value
$42,407
Improvement market value
$5,831,493
Total market value
$5,873,900
Applied tax rate
291,100.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1980
Heating
NONE
Buildings
1
Stories
18
Total area
144,300 SF
Lot
1.16 ac (50,530 SF)
Zoning code
C2-A
APN
291100 144.78-3-2.21
UPID
US63-4192393
Jurisdiction
NIAGARA
Zoning & alternative use
C2-A · Niagara Falls, NYZoning C2-A · permitted uses
C2-A · Niagara Falls, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Traditional Commercial district is intended to allow for a mix of residential and commercial uses along major travel corridors
Zone name
Traditional Commercial
General category
COMMERCIAL
Zone area
18.35 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$12.9M
COMMERCIAL (GENERAL)
Est. value
$10.5M
RESTAURANT
Est. value
$9.9M
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RESTAURANT
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
1980
Heating
NONE
Stories
18
Buildings
1
Lot
1.16 ac
Current owner
From public records · entity-resolved
Oahs Niagara Towers Hsng Dev Fund C
Entity
Mailing address
980 SYLVAN AVE, ENGLEWOOD CLIFFS, NJ 07632-3315
Ownership since
2023
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
Mar 17, 2023
—
Oahs Niagara Towers Hsng Dev Fund C
Oahs Niagara Towers Tc LLC
Lease
$18,875 · The Huntington National Bank
Apr 20, 2020
$13,225,000
Lh Niagara Towers LLC
LP Niagara II
Grant Deed
related
—
Jul 25, 2006
$7,937,000
Niagara II
Niagara Towers
Warranty 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.
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