Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Orchard Park Commercial Land Parcel Title is generated by Realmo AI

    2274 Southwestern Blvd, Orchard Park, NY 14127

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $94,999

    Raw land parcel with high traffic exposure and utility hookups.

    Type:Land
    Added:
    Nov 25, 2025
    Days on Market:
    177
    Last Refresh:
    Apr 16 at 5:45 pm

    Property Features for 2274 Southwestern Blvd

    General Information

    Standard status
    Active
    Property subtype
    Land

    We can help!

    Listing Contact
    Rick Recckio
    Rick Recckio

    Listing agent Rick Recckio License #NY #31RE0821429

    Listing office Recckio Real Estate & Development

    Listing date Nov 25, 2025

    Source Recckio

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Recckio Real Estate & Development

    HighLights

    • High‑traffic location on Southwestern Boulevard with approximately 21,000 vehicles daily.
    • Zoned B2‑Commercial, suitable for various commercial development opportunities.
    • All utility hookups available, including sewer.
    • Surveyed property with stakes and metal rods for parcel precision.
    • Half‑acre lot (0.46+/- acres) offers ample development space.
    • Convenient location on Southwestern Blvd near established businesses.

    Overview

    This 0.46-acre parcel of raw land presents a development opportunity on Southwestern Boulevard in Orchard Park. The property benefits from high drive-by exposure, with an average annual daily traffic count of approximately 21,000 vehicles. Utility hookups, including sewer, are available. A 25-foot deep easement is located on the front of the parcel. The current owner has surveyed the property and marked it with stakes and metal rods for parcel precision. According to the Orchard Park zoning map and the owner's records, the property is zoned B2 (Commercial). The property is situated on Southwestern Boulevard between Leydecker Road and Angel Road, near businesses such as Luke's Enterprises, RV One Super Stores Buffalo, Leo's Pizzeria, Route 20 Ice Cream, and 7-Eleven.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Orchard Park
    County
    Erie
    State
    New York
    Longitude
    -78.714
    Latitude
    42.8108

    Nearby Similar for Sale

    • $890,000
      5,760 SF

      Orchard Park Commercial Opportunity

      Turnkey restaurant with redevelopment potential near Highmark Stadium.
      3290 California Road, Orchard Park, NY 14127
      View Details
    • $289,999

      Residential Land in Orchard Park

      1.29 acre vacant lot ready for construction in Orchard Park.
      5 Grand View Trail, Orchard Park, NY 14127
      View Details
    • $330,000
      3,561 SF

      Orchard Park Office Building

      Two-story office building with on-site parking in Orchard Park.
      4936 Ellicott Rd, Orchard Park, NY 14127
      View Details
    • Contact for pricing
      10,000 SF

      Orchard Park Retail Opportunity

      Retail building for sale or lease in Orchard Park, NY.
      3310 Southwestern Blvd, Orchard Park, NY 14127
      View Details
    • $995,000
      29,756 SF

      Retail Warehouse Plaza on Abbott Road

      29,000 SF retail/warehouse on 2 acres, available now.
      3082 Abbott Road (GPS address is 3100 Abbott), Orchard Park, NY 14127
      View Details
    • $479,900
      3,284 SF

      Orchard Park Office/Retail Building

      3284 SF building on 1.2 acres in Orchard Park.
      3095 Southwestern Blvd., Orchard Park, NY 14127
      View Details
    • $1,600,000
      2,280 SF

      Corner Redevelopment Opportunity Near Stadium

      Prime 1.1-acre corner lot near new Orchard Park stadium.
      4270 Abbott Road, Orchard Park, NY 14127
      View Details
    • $1,100,000
      10,696 SF

      Versatile Warehouse and Office Space

      Warehouse and office space suitable for various businesses.
      3874 California Rd, Orchard Park, NY 14127
      View Details
    • $59,899

      Orchard Park Commercial Lot

      Highly visible 0.51-acre lot with commercial rezoning potential.
      Abbott Road, Orchard Park, NY 14127
      View Details
    • $382,000
      1,772 SF

      Orchard Park Standalone Office Building

      Single-story office building in Orchard Park with frontage on Southwestern.
      3115 Southwestern Blvd, Orchard Park, NY 14127
      View Details
    • $1,295,000
      12,300 SF

      Single-Story Building on 1.72 Acres

      12,300 sq ft building suitable for various commercial uses.
      3385 Orchard Park Road, Orchard Park, NY 14127
      View Details
    • $449,000

      Dual-Zoned Land on Southwestern Blvd

      3.16-acre parcel with commercial and residential zoning.
      2890 Southwestern Blvd, Orchard Park, NY 14127
      View Details

    FAQs

    What type of property is this?
    Commercial land - Raw land parcel with high traffic exposure and utility hookups.
    Where is this commercial land located?
    The property is located at 2274 Southwestern Blvd Orchard Park, NY.
    What is the asking price?
    The asking price for this property is $94,999.
    What are key features of this property?
    This property features: High‑traffic location on Southwestern Boulevard with approximately 21,000 vehicles daily.; Zoned B2‑Commercial, suitable for various commercial development opportunities.; All utility hookups available, including sewer.
    (716) 998-4422
    We can help!
    Listing Contact
    Rick Recckio
    Rick Recckio
    Real Estate License ID: NY #31RE0821429
    Learn More
    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.
    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

    Thank You for Inquiry
    2274 Southwestern Blvd, Orchard Park, NY 14127
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!