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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    23 Cobham Dr Orchard Park, NY 14127-4101

    • Office buildings
    • 25,824 SF
    • 5.10 lot acres
    OFF-MARKET
    Value Estimations
    $2,645,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3903936
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • IQVIA / Pharmaceutical Company / Business To Business Service

    Property Details for 23 Cobham Dr

    Year built
    2007
    Lot size
    5.10 lot acres
    Property size
    25,824 SF
    Zone code
    I1
    Property type
    Office buildings
    APN
    146089 161.18-2-4.13
    APU
    146089161182413

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $3,025,000
      Market price range: $1.87M - $4.37M
      AI Estimate
      $1,771,000
      Market price range: $670k - $2.89M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $3,015,000
      Current use
      RETAIL STORES
      $3,750,000
      Change: +24% Conversion: Moderate
      COMMERCIAL (GENERAL)
      $3,595,000
      Change: +19% Conversion: Easy
      RESTAURANT
      $3,530,000
      Change: +17% Conversion: Moderate
      NEIGHBORHOOD: SHOPPING CENTER
      $3,495,000
      Change: +16% Conversion: Difficult
      AUTO REPAIR, GARAGE
      $2,595,000
      Change: -14% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Orchard Park
    County
    Erie
    State
    New York
    Longitude
    -78.7743
    Latitude
    42.7657
    CBSA code
    15380
    CBSA name
    BUFFALO-NIAGARA FALLS, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $0.00
    $135,700
    $1,514,300
    $1,650,000
    -
    $399,114
    $4,453,786
    $4,852,900

    Comparable in this City

    • Value Estimation by Request
      4,384 SF

      3564 California Rd

      OFFICE BUILDING • 4,384 SF
      3564 California Rd, Orchard Park, NY 14127-1746
      View Details
    • Value Estimation
      $1,810,000
      18,787 SF

      3055 Southwestern Blvd, Unit 20ART7

      PROFESSIONAL BUILDING • 18,787 SF
      3055 Southwestern Blvd, Orchard Park, NY 14127-1231
      View Details
    • Value Estimation by Request
      2,974 SF

      3566 Buffalo St

      OFFICE BUILDING • 2,974 SF
      3566 Buffalo St, Orchard Park, NY 14127-1934
      View Details
    • Value Estimation by Request
      4,307 SF

      4313 Buffalo St

      OFFICE BUILDING • 4,307 SF
      4313 Buffalo St, Orchard Park, NY 14127-2637
      View Details
    • Value Estimation by Request
      1,680 SF

      6745 Chestnut Rdg Rd

      OFFICE BUILDING • 1,680 SF
      6745 Chestnut Rdg Rd, Orchard Park, NY 14127-3611
      View Details
    • Value Estimation
      $3,225,000
      17,852 SF

      6506 Quaker St

      OFFICE BUILDING • 17,852 SF
      6506 Quaker St, Orchard Park, NY 14127-2562
      View Details

    Similar Nearby for Sale

    • $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
      17,852 SF

      Orchard Park Office Building

      17,852 SF office building with available space.
      6506 E Quaker St, 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
    • $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
    • $524,900
      1,688 SF

      Renovated Orchard Park Commercial Investment

      Fully renovated commercial property in Orchard Park with income potential.
      3925 N Buffalo St, Orchard Park, NY 14127
      View Details
    • $479,900

      Orchard Park Office Investment Opportunity

      3,800 SF office building in high-demand Orchard Park location.
      3605 Eggert Rd, Orchard Park, NY 14127
      View Details

    Similar Nearby for Lease

    • $22 SF/Yr
      7,500 SF

      Orchard Park Office Space Available

      7,500 SF Office Building, Flexible Suites
      70 Linwood Ave, Orchard Park, NY 14127
      View Details
    • $17 SF/Yr
      1,890 SF

      Orchard Park Office Suites

      Renovated office suites in the Village of Orchard Park.
      21 Princeton Pl, Orchard Park, NY 14127
      View Details
    • Contact for pricing
      2,275 SF

      Orchard Park Retail Opportunity

      Retail space for lease in Orchard Park, NY.
      3310 Southwestern Blvd, Orchard Park, NY 14127
      View Details
    • $20 SF/Yr
      1,302 SF

      Orchard Park Office Space Available

      Office space for lease in Orchard Park, move-in ready.
      240 Red Tail Rd, Orchard Park, NY 14127
      View Details
    • Contact for pricing
      46,711 SF

      Orchard Park Warehouse and Office

      46,711 SF warehouse and office space for rent.
      13 Centre Dr, Orchard Park, NY 14127
      View Details
    • $19 SF/Yr
      10,000 SF

      Southtowns Class A Office Space

      Beautifully landscaped office park with suites from 1,600 to 6,300 sq. ft.
      3045-3085 Southwestern Blvd, Orchard Park, NY 14127
      View Details
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    23 Cobham Dr
    Orchard Park, NY 14127-4101
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    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
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