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Property profile & analytics
OFF-MARKET
Medical Office Space
235 Windward Dr, Orchard Park, NY 14127-1585
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-5204442
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL CLINIC
Year built
2022
Total area
18,155 SF
Lot
5.6 ac (243,936 SF)
Zoning code
I1
APN
146089 152.14-5-1.1
UPID
US63-5204442
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Spasc Planners LLC · 1 yrs held
Spasc Planners LLC
since 2024
2 recorded transactions
Zoning & alternative use
I1 · Orchard Park, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$642,300
Assessed 2023
Previous assessed
$117,600
+446.2% YoY
Assessed land
$117,600
Assessed improvement
$524,700
Land market value
$345,879
Improvement market value
$1,543,221
Total market value
$1,889,100
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
Medical Office Space
Use group
MEDICAL CLINIC
Status
Off-Market
Year built
2022
Cooling
CENTRAL
Stories
1
Total area
18,155 SF
Lot
5.6 ac (243,936 SF)
Zoning code
I1
APN
146089 152.14-5-1.1
UPID
US63-5204442
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.
Building & site characteristics
From public records
Year built
2022
Cooling
Yes
Stories
1
Lot
5.6 ac
Current owner
From public records · entity-resolved
Spasc Planners LLC
Entity
Free & Clear · 1 yrs held
Mailing address
5554 MAIN ST, WILLIAMSVILLE, NY 14221-5406
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2024
$790,000
Spasc Planners LLC
Orchard Park Commerce Center INC
Deed
—
Dec 8, 2021
$540,000
235 Windward Road LLC
Orchard Park Commerce Center INC
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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