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Property profile & analytics
OFF-MARKET
Estimated value
$2,015,000
Office buildings
220-240 Redtail Rd, Orchard Park, NY 14127
Entity Owned
20-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-3882262
Property summary
AI-generated overview
This exceptional executive office space, totaling 2,604 square feet, is available for lease at Sterling Commons Office Park, located at 220-240 Redtail in Orchard Park, NY 14127. The entire building is currently vacant, presenting a unique opportunity for a single tenant to occupy the entire space or for multiple tenants to lease individual suites. The property offers convenient access to major transportation arteries, including Route 219 and I-90, providing easy commutes to downtown Buffalo, surrounding suburbs (Orchard Park, West Seneca, Lackawanna, Blasdell, and Hamburg), and even Erie, PA. The location boasts a prime commercial setting, with nearby amenities such as Quaker Crossing and McKinley Mall, offering a wide array of shopping, dining, and entertainment options. Popular restaurants like Red Robin, LongHorn Steakhouse, and Panera Bread are within close proximity. For sports enthusiasts, New Era Field (home of the Buffalo Bills) is just 2 miles away. This property is situated in Erie County and offers 1,860 square feet of immediately available space. The property type is classified as an Executive Office, ideal for businesses seeking a prestigious and convenient location.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2006
Total area
12,400 SF
Lot
3.59 ac (156,380 SF)
Zoning code
I1
APN
146089 152.18-2-2
UPID
US63-3882262
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
-
Dr. Kristin A. Matteson, DO Physician
-
North Forest Office Space - Sterling Commons Medical and Professional Park Business Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.55M
Comparable Approach
Comparable
$2.10M
Blend (final)
Blend
$2.02M
Owner & transaction history
Sterling Commons LLC · 20 yrs held
Sterling Commons LLC
since 2006
3 recorded transactions
Zoning & alternative use
I1 · Orchard Park, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.8M
+24.4%
Commercial (general)
$1.7M
+19.1%
Restaurant
$1.7M
+17.0%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,760,000
6.5%
$2,550,000
7%
$2,370,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,450,000
Current use
RETAIL STORES
$1,800,000
Change: +24% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,725,000
Change: +19% · Conversion: Easy
RESTAURANT
$1,695,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,680,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,245,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$2.02M
Range $1.81M – $2.22M · ±10%
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
$163 / 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
$1,488,500
Assessed 2023
Previous assessed
$1,488,500
+0.0% YoY
Assessed land
$299,200
Assessed improvement
$1,189,300
Land market value
$879,992
Improvement market value
$3,497,908
Total market value
$4,377,900
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2006
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
12,400 SF
Lot
3.59 ac (156,380 SF)
Zoning code
I1
APN
146089 152.18-2-2
UPID
US63-3882262
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
OFFICE BUILDING Current
Est. value
$1.5M
RETAIL STORES
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.7M
RESTAURANT
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
2
Lot
3.59 ac
Current owner
From public records · entity-resolved
Sterling Commons LLC
Entity
Free & Clear · 20 yrs held
Mailing address
2829 WEHRLE DR STE #1, WILLIAMSVILLE, NY 14221-7387
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
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 29, 2006
$450,000
Sterling Commons LLC
Orchard Park Commerce Ctr INC
Grant Deed
—
Mar 29, 2006
—
Orchard Park Commerce Ctr INC
Acquest Management INC
Quit Claim Deed
related
—
—
—
Sterling Commons LLC
—
Deed Of Trust
related
$1,100,000 · Standard Insurance Co
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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