Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • 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

    Cole Rd Orchard Park, NY 14127

    Sponsored
    For Sale
    Pending
    $89,999

    LAND - Orchard Park, NY

    Lot size:
    0.80 Acres
    Days on Market:
    4
    Last Refresh:
    Jan 23 at 8:06 pm

    Property Features for Cole Rd

    General Information

    Special listing conditions
    Standard
    Property type
    Land
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Pending
    APN
    146089-185-040-0001-005-100
    Exterior features
    GravelDriveway
    Lot size
    0.80 Acres

    We can help!

    Listing Contact
    Jessica Souder

    WNY METRO ROBERTS REALTY (716) 891-1710

    Listing agent Jessica Souder (716) 646-6400 License #10401398277

    Listing date Jan 20, 2026

    MLS# B1650774 Listing URL

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Corner Lot in Orchard Park

    This 0.8-acre corner lot is located within the Orchard Park School District. Situated at the corner of Cole Rd. and Ellicott Rd., the property provides access to the Villages of Orchard Park and East Aurora, the 219 Expressway, and Highmark Stadium. A stone driveway is already in place on the Cole Rd. side, providing convenient access. The property is located in Orchard Park, NY, with a postal code of 14127, in Erie County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Orchard Park
    County
    Erie
    State
    New York
    Longitude
    -78.71839
    Latitude
    42.733026

    Nearby Similar for Sale

    • $890,000
      5,760 SF

      Turnkey Restaurant Opportunity Near Stadium

      Fully equipped restaurant property on 1.46 acres near Highmark Stadium.
      3290 California Rd, Orchard Park, NY 14127
      View Details
    • $285,000
      2,016 SF

      Retail Building in Orchard Park

      Retail building with great potential, close to amenities and entertainment.
      4933 Ellicott Rd, Orchard Park, NY 14127
      View Details
    • New
      $259,000
      2,250 SF

      Orchard Park Two-Family Investment Opportunity

      Two-unit property near Orchard Park Village with recent capital improvements.
      28 N Davis St, Orchard Park, NY 14127
      View Details
    • $1,600,000
      2,280 SF

      Orchard Park Redevelopment Opportunity

      Strategic commercial parcel near new Orchard Park football stadium.
      4270 Abbott Rd, Orchard Park, NY 14127
      View Details
    • $350,000
      3,350 SF

      Established Fitness Business Opportunity

      Turn-key fitness business with loyal member base for sale.
      4180 N Buffalo St, Orchard Park, NY 14127
      View Details
    • $339,900
      3,258 SF

      Multi-Family Home Near Highmark Stadium

      Versatile 2-family home with studio on 2-acre lot.
      3544 Abbott Rd, Orchard Park, NY 14127
      View Details
    • $479,900

      Orchard Park Office Investment Opportunity

      3,800 SF office building in high-demand Orchard Park location.
      3605 Eggert Rd, Orchard Park, NY 14127
      View Details
    • $2,610,000
      6,254 SF

      Retail Property in Orchard Park

      Fully occupied retail asset with long-term tenants in Orchard Park.
      3505 Amelia Dr, Orchard Park, NY 14127
      View Details
    • Contact for pricing
      17,852 SF

      Orchard Park Office Building

      17,852 SF office building with available space.
      6506 E Quaker St, Orchard Park, NY 14127
      View Details
    • $3,900,000
      30,648 SF

      Mixed-Use Buildings on Quaker Street

      Four buildings with retail and apartments on West Quaker Street.
      4288 S Buffalo St, Orchard Park, NY 14127
      View Details
    • $249,900

      Hamburg Multifamily Property for Sale

      Multifamily property available in Hamburg, NY.
      4022 Sheldon Rd, Orchard Park, NY 14127
      View Details
    • $285,000

      Orchard Park Multifamily Property

      Multifamily property for sale in Orchard Park, NY.
      49 Bielak Rd, Orchard Park, NY 14127
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 0.8-acre corner lot in Orchard Park School District.
    Where is this residential land & home lot located?
    The property is located at Cole Rd Orchard Park, NY.
    What is the asking price?
    The asking price for this property is $89,999.
    What are key features of this property?
    This property features: - 0.8-acre corner lot in Orchard Park School District; - Prime location with easy access to Orchard Park, East Aurora, 219 Expressway, and Highmark Stadium; - Brand-new stone driveway already in place on Cole Rd.
    (716) 572-8376
    Request Owner's contact information
    Cole Rd Orchard Park, NY 14127
    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.
    Cole Rd
    Orchard Park, NY 14127
    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
    Cole Rd Orchard Park, NY 14127
    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

    We can help!
    Listing Contact
    Jessica Souder
    Real Estate License ID: 10401398277
    (716) 572-8376
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.