The property consists of a 12,300-square-foot, single-story masonry building on a 1.72-acre site. The building is currently configured with two suites: an 11,100-square-foot spa space and a 1,200-square-foot physical therapy practice. The spa suite is set up for services such as massage, beauty salon services, pedicures, manicures, and facials, while the physical therapy suite supports outpatient care use. Smokes Creek runs along the edge of the property. The building layout is adaptable to a…

Ownership intelligence

Who controls the opportunity?

Owner of record from public deeds, plus portfolio, hold profile and investor signals where the data supports them. Included with a plan.

Owner contacts

Can we reach the decision maker?

Skip-traced phones and e-mails of the owner. Included with a plan.

Debts

What is owed, to whom, and when it comes due

Recorded lenders, amounts and estimated maturities of the owner's loan book — included with a plan.

Property tax

What does the county charge?

Assessed value · 2023$586k

Assessed land$181k

Assessed improvement$405k

Value estimate

· Nov 2026

$950k

$855k – $1.05M

AI approach$985k

Submarket $/SF estimate$1.07M

Realmo valuation models over county records and 7 qualifying comparable sales.

Recently sold

What actually traded nearby?

$117/SF

County average, outlier-cleaned · 307 recorded sales of this use type

Observed band · Q1–Q3$73 – $169

Qualifying comparables7

Cap rate analysis

How does the asset earn?

No income signal is modeled for this parcel yet — the Cap Rates tab runs the workflow.

Zoning insight

What can be built here?

JurisdictionERIE

Location intelligence

Which uses thrive at this corner?

Best fit: Realty agency

Demand index

Realty agency13.9

Building Supply11.5

Law Firm10.8

3385 Orch Park Rd Orchard Park, NY 14127-1678

County assessor Recorded deeds · 7 transfers 7 qualifying comp sales Zoning catalog

Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.

Comparables

6 recorded sales · 18 properties nearby

Address Sale price Sold Size

3801 Taylor, Orchard Park, NY 14127-2232 $2,775,000 Oct 2022 8,050 SF

3725 Buffalo, Orchard Park, NY 14127-1853 $2,225,000 May 2022 12,453 SF

3940 California, Orchard Park, NY 14127-2275 $749,900 Apr 2022 13,142 SF

6506 Quaker, Orchard Park, NY 14127-2562 $3,225,000 Mar 2022 17,852 SF

500 Sterling, Orchard Park, NY 14127-1573 $9,700,000 Dec 2019 18,720 SF

260 Red Tail, Orchard Park, NY 14127-1562 $3,100,000 Dec 2018 16,590 SF

Sale prices and dates as our records hold them, one row per building. A deed can cover more of a building than the size shown, so read the price against the size rather than dividing one by the other.

Comparable nearby

Value Estimation
$1,050,000

10,150 SF

5800 Big Tree Rd

PROFESSIONAL BUILDING

5800 Big Tree Rd, Orchard Park, NY 14127-4116

View Details
Value Estimation
$2,605,000

16,590 SF

260 Red Tail Rd

PROFESSIONAL BUILDING

260 Red Tail Rd, Orchard Park, NY 14127-1562

View Details
Value Estimation
$1,690,000

17,038 SF

3030 Buffalo St, Unit 20ART7

PROFESSIONAL BUILDING

3030 Buffalo St, Orchard Park, NY 14127-2676

View Details
Value Estimation
$2,790,000

18,720 SF

500 Sterling Dr

PROFESSIONAL BUILDING

500 Sterling Dr, Orchard Park, NY 14127-1573

View Details
Value Estimation
$400,000

7,359 SF

4955 Chestnut Rdg Rd

OFFICE BUILDING

4955 Chestnut Rdg Rd, Orchard Park, NY 14127-3253

View Details
Value Estimation
$2,220,000

21,584 SF

60 School St

OFFICE BUILDING

60 School St, Orchard Park, NY 14127-7099

View Details

Similar Nearby for Sale

Contact for pricing
9,296 SF

Office Units with Flexible Suites

Professional office configurations include tenant parking, elevator access, and building-wide utilities.

6435 Webster Road, 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
New

$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
Contact for pricing
914 SF

First-Floor Office Unit

A self-contained professional workspace includes private offices, a kitchenette, and a dedicated restroom.

3555 N Buffalo Street, Orchard Park, NY 14127

View Details
Contact for pricing
475 SF

Office Unit with Conference Room

The suite includes built-in features, a conference room, and shared access to the building entrance, restroom, and parking lot.

4329 S Buffalo Street, Orchard Park, NY 14127

View Details
New

$789,900

Live-Work Building with Separate Office Entrance

Single-story live-work property combines ADA-compatible office space with a 4-bedroom residence and 11 on-site parking spaces.

3405 North Buffalo Street, Orchard Park, NY 14127

View Details

Similar Nearby for Lease

$8.95 SF/Yr

11,500 sqft

Office Property with Lofted Storage

Ownership will consider tenant-requested build-out work.

3646 California Rd, Orchard Park, NY 14127

View Details
$19.50 SF/Yr

10,000 sqft

Southtowns Class A Office Space

Beautifully landscaped office park with suites from 1,600 to 6,300 sq. ft.

3045-3085 Southwestern, Orchard Park, NY 14127

View Details
New

$16.50 SF/Yr

9,962 sqft

Turn-Key Office Space Available

1,558 SF office space in prime Lake Avenue location.

6455 Lake Avenue, Orchard Park, NY 14127

View Details
$500/Mo

9,296 sqft

Office Units with Elevator

Flexible office configurations with shared entry areas, paved parking, central air, and public utilities serving the property.

6435 Webster Road, Orchard Park, NY 14127

View Details
New

Contact for pricing
25,000 sqft

Class A Office with Data Center

Two-story professional office environment with contemporary finishes, collaboration areas, executive offices, and extensive building amenities.

23 Cobham Dr, Orchard Park, NY 14127

View Details
New

Contact for pricing
5,400 sqft

Orchard Park Village Property

Stately property in the heart of Orchard Park Village.

4191 North Buffalo Street, Orchard Park, NY 14127

View Details

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3385 Orch Park Rd Orchard Park, NY 14127

Property summary