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Property profile & analytics
OFF-MARKET
Estimated value
$690,000
Turn key restaurants
3090 Buffalo St Orchard Park, NY 14127-2676
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US63-1503575
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1983
Total area
5,900 SF
Lot
1.76 ac (76,666 SF)
Zoning code
B2
APN
146089 152.12-3-4
UPID
US63-1503575
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
$656k
Blend (final)
Blend
$690k
Owner & transaction history
3090 Orchard Park INC · 21 yrs held
3090 Orchard Park INC
since 2005
5 recorded transactions
Zoning & alternative use
B2 · Orchard Park, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$855,000
+6.3%
Commercial (general)
$820,000
+1.8%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$805,000
Current use
RETAIL STORES
$855,000
Change: +6% · Conversion: Easy
COMMERCIAL (GENERAL)
$820,000
Change: +2% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$800,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$690,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$690k
Range $621k – $759k · ±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
$117 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$5,209
Tax year 2019
Assessed value
$492,200
Assessed 2023
Previous assessed
$492,200
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$227,600
Assessed improvement
$264,600
Land market value
$669,390
Improvement market value
$778,210
Total market value
$1,447,600
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1983
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
5,900 SF
Lot
1.76 ac (76,666 SF)
Zoning code
B2
APN
146089 152.12-3-4
UPID
US63-1503575
Jurisdiction
ERIE
Zoning & alternative use
B2 · Orchard Park, NY
Zoning B2 · permitted uses
B2 · 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
RESTAURANT Current
Est. value
$805,000
RETAIL STORES
Est. value
$855,000
COMMERCIAL (GENERAL)
Est. value
$820,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$800,000
OFFICE BUILDING
Est. value
$690,000
RESTAURANT Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
1983
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.76 ac
Current owner
From public records · entity-resolved
3090 Orchard Park INC
Entity
Mailing address
3090 ORCH PARK RD, WEST SENECA, NY 14224-4639
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 12, 2017
—
3090 Orchard Park INC
—
Deed
related
$900,000 · M&t Bk
Jan 19, 2005
—
3090 Orchard Park INC
Athens Restaurant INC
Warranty Deed
related
—
—
—
3090 Orchard Park INC
—
Deed Of Trust
related
$400,000 · Bank Of America
—
—
3090 Orchard Park INC
—
Deed Of Trust
related
$500,000 · Nicholas Pittas
—
—
3090 Orchard Park INC
—
Deed Of Trust
related
$900,000 · M&t Bk
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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