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Property profile & analytics
OFF-MARKET
Estimated value
$2,675,000
Warehouses
15 Cobham Dr, Orchard Park, NY 14127-4101
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-2914131
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2006
Total area
25,251 SF
Lot
4.06 ac (176,854 SF)
Zoning code
I1
APN
146089 161.18-2-13
UPID
US63-2914131
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
-
STI-CO® Industries LLC Electronics & Wireless Store
-
Genius Tools Atlantic Production Facility Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.80M
CAP Approach
CAP
$2.07M
Comparable Approach
Comparable
$1.71M
Blend (final)
Blend
$2.68M
Owner & transaction history
Cpc Real Property LLC · 2 yrs held
Cpc Real Property LLC
since 2023
Last sale
$2.6M
7 recorded transactions
Zoning & alternative use
I1 · Orchard Park, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.7M
+147.7%
Commercial (general)
$3.5M
+137.3%
Restaurant
$3.5M
+133.0%
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 Orchard Park submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Orchard Park 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
$2,705,000
ML approach
$2,795,000
CAP Approach
CAP Return
Estimation
6%
$2,245,000
6.5%
$2,070,000
7%
$1,920,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,670,000
Change: +148% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,515,000
Change: +137% · Conversion: Difficult
RESTAURANT
$3,450,000
Change: +133% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,420,000
Change: +131% · Conversion: Moderate
OFFICE BUILDING
$2,950,000
Change: +99% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,540,000
Change: +71% · Conversion: Easy
Blend value · Realmo final
$2.68M
Range $2.41M – $2.94M · ±10% · vs last sale $2.60M (Dec 1 2023)
Last sale anchor
$2.60M
Dec 1 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
$106 / 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
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$853,900
Assessed 2023
Previous assessed
$853,900
+0.0% YoY
Assessed land
$108,400
Assessed improvement
$745,500
Land market value
$318,827
Improvement market value
$2,192,673
Total market value
$2,511,500
Applied tax rate
146,001.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2006
Heating
NONE
Cooling
PARTIAL
Buildings
1
Stories
1
Total area
25,251 SF
Lot
4.06 ac (176,854 SF)
Zoning code
I1
APN
146089 161.18-2-13
UPID
US63-2914131
Jurisdiction
ERIE
Zoning & alternative use
I1 · Orchard Park, NY
Zoning I1 · permitted uses
I1 · Orchard Park, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Orchard Park. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$3.5M
RESTAURANT
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.4M
OFFICE BUILDING
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.5M
RETAIL STORES
COMMERCIAL (GENERAL)
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2006
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
4.06 ac
Current owner
From public records · entity-resolved
Cpc Real Property LLC
Entity
Mailing address
319 CLEMATIS ST STE #211, WEST PALM BEACH, FL 33401-4616
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 1, 2023
$2,600,000
Cpc Real Property LLC
Skycatcher Holdings LLC
Bargain And Sale Deed
$5,330,000 · Cibc Bank USA
Oct 11, 2022
—
Skycatcher Holdings LLC
—
Deed
related
$916,000 · Nybdc Local Development Corporation
Oct 6, 2021
—
Erie County Industrial Development
Skycatcher Holdings LLC
Lease
—
Oct 6, 2021
$1,715,000
Skycatcher Holdings LLC
Genius Tools Atlantic INC
Bargain And Sale Deed
$1,129,000 · Key Bank NA
Feb 26, 2013
—
Genius Tools Atlantic INC
Erie County Indl Dev Agency
Quit Claim Deed
related
—
Sep 7, 2005
—
Erie County Indl Dev Agency
Genius Tools Atlantic INC
Grant Deed
$1,300,000 · Key Bank NA
Sep 7, 2005
$231,000
Genius Tools Atlantic INC
Krog,peter L
Warranty Deed
—
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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