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Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Showrooms
227 Thorn Ave 235, Orchard Park, NY 14127-2600
Entity Owned
Free & Clear
Property ID
US63-1999634
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1960
Total area
4,704 SF
Lot
10.59 ac (461,300 SF)
Zoning code
IN
APN
146001 172.12-1-72.1
UPID
US63-1999634
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
-
Dave's Automotive Auto Repair Shop
-
Nickel City Longsword Academy Gym & Fitness Center
-
WILD All-Stars Cheerleading Gym & Fitness Center
-
OPLL Field House Sports Field & Court Sports School
-
Southtowns Sports and Recreation Gym & Fitness Center Sports Field & Court
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$680k
Comparable Approach
Comparable
$745k
Blend (final)
Blend
$655k
Owner & transaction history
SOUTHTOWNS BUSINESS CENTER CENTER INC
SOUTHTOWNS BUSINESS CENTER CENTER INC
Zoning & alternative use
IN · Orchard Park, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$685,000
+4.4%
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%
$735,000
6.5%
$680,000
7%
$630,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$655,000
Current use
RETAIL STORES
$685,000
Change: +4% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$635,000
Change: -3% · Conversion: Difficult
OFFICE BUILDING
$550,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$655k
Range $590k – $721k · ±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
$139 / 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
$1,417,500
Assessed 2023
Previous assessed
$1,417,500
+0.0% YoY
Assessed land
$265,900
Assessed improvement
$1,151,600
Land market value
$782,056
Improvement market value
$3,387,044
Total market value
$4,169,100
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1960
Heating
NONE
Cooling
CENTRAL
Buildings
14
Stories
2
Total area
4,704 SF
Lot
10.59 ac (461,300 SF)
Zoning code
IN
APN
146001 172.12-1-72.1
UPID
US63-1999634
Jurisdiction
ERIE
Zoning & alternative use
IN · Orchard Park, NY
Zoning IN · permitted uses
IN · 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
COMMERCIAL (GENERAL) Current
Est. value
$655,000
RETAIL STORES
Est. value
$685,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$635,000
OFFICE BUILDING
Est. value
$550,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1960
Heating
NONE
Cooling
Yes
Stories
2
Buildings
14
Lot
10.59 ac
Current owner
From public records · entity-resolved
SOUTHTOWNS BUSINESS CENTER CENTER INC
Entity
Free & Clear · 0 yrs held
Mailing address
227 THORN AVE, ORCHARD PARK, NY 14127-2600
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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