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Property profile & analytics
OFF-MARKET
Estimated value
$1,495,000
Office buildings
310 Sterling Dr, Orchard Park, NY 14127-1500
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US63-1969240
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2001
Total area
15,393 SF
Lot
2.43 ac (105,851 SF)
Zoning code
I1
APN
146089 152.19-1-27
UPID
US63-1969240
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
-
Cardiology Group of Western Ny: Rycyna James L MD Physician
-
Cardiology Group of Western Ny: Glover Robert F MD Physician
-
Dr. Aislinn Scarbinsky Physician
-
Southtowns Gastroenterology Medical Clinic
-
John Michael Nayda, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.57M
Blend (final)
Blend
$1.50M
Owner & transaction history
C30p LLC · 5 yrs held
C30p LLC
since 2020
3 recorded transactions
Zoning & alternative use
I1 · Orchard Park, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.2M
+24.4%
Commercial (general)
$2.1M
+19.1%
Restaurant
$2.1M
+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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,800,000
Current use
RETAIL STORES
$2,235,000
Change: +24% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,140,000
Change: +19% · Conversion: Easy
RESTAURANT
$2,105,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,085,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,550,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.50M
Range $1.35M – $1.64M · ±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
$97 / 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
$858,500
Assessed 2023
Previous assessed
$858,500
+0.0% YoY
Assessed land
$101,100
Assessed improvement
$757,400
Land market value
$297,353
Improvement market value
$2,227,647
Total market value
$2,525,000
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
2001
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
15,393 SF
Lot
2.43 ac (105,851 SF)
Zoning code
I1
APN
146089 152.19-1-27
UPID
US63-1969240
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
$1.8M
RETAIL STORES
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$2.1M
RESTAURANT
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.6M
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
2001
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
2.43 ac
Current owner
From public records · entity-resolved
C30p LLC
Entity
Mailing address
6105 TRANSIT RD STE #140, EAST AMHERST, NY 14051-2611
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Jul 6, 2020
—
C30p LLC
—
Deed
related
$1,450,000 · Northwest Banchares INC
—
—
C3op LLC
—
Deed Of Trust
related
$1,800,000 · Evans Bank NA
—
—
C3op LLC
—
Deed Of Trust
related
$135,000 · Evans Bank NA
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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