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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Office buildings
3364 Southwestern Blvd, Orchard Park, NY 14127-1524
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US63-2480947
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Total area
4,712 SF
Lot
0.92 ac (40,075 SF)
Zoning code
B1
APN
146089 152.16-6-1.12
UPID
US63-2480947
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
-
Winning Smiles - Orchard Park Dental Office
-
Dr. Michael Foley Dental Office
-
Dr. Edwin Jauch Dental Office
-
Dr. Michael Ehlers Dental Office
-
Dr. Bethany Mattina-Chmiel Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$537k
Blend (final)
Blend
$525k
Owner & transaction history
3364 Southwestern LLC · 14 yrs held
3364 Southwestern LLC
since 2011
2 recorded transactions
Zoning & alternative use
B1 · Orchard Park, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$685,000
+24.4%
Commercial (general)
$655,000
+19.1%
Neighborhood: shopping center
$640,000
+15.9%
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
$550,000
Current use
RETAIL STORES
$685,000
Change: +24% · Conversion: Moderate
COMMERCIAL (GENERAL)
$655,000
Change: +19% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$640,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$475,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$525k
Range $473k – $578k · ±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
$111 / 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
$293,000
Assessed 2023
Previous assessed
$293,000
+0.0% YoY
Assessed land
$72,000
Assessed improvement
$221,000
Land market value
$211,773
Improvement market value
$650,027
Total market value
$861,800
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
OFFICE BUILDING
Status
Off-Market
Year built
1986
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
4,712 SF
Lot
0.92 ac (40,075 SF)
Zoning code
B1
APN
146089 152.16-6-1.12
UPID
US63-2480947
Jurisdiction
ERIE
Zoning & alternative use
B1 · Orchard Park, NY
Zoning B1 · permitted uses
B1 · 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
$550,000
RETAIL STORES
Est. value
$685,000
COMMERCIAL (GENERAL)
Est. value
$655,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$640,000
AUTO REPAIR, GARAGE
Est. value
$475,000
OFFICE BUILDING Current
RETAIL STORES
COMMERCIAL (GENERAL)
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
1986
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.92 ac
Current owner
From public records · entity-resolved
3364 Southwestern LLC
Entity
Mailing address
PO BOX 425, EAST AMHERST, NY 14051-0425
Ownership since
2011
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
Sep 10, 2019
—
3364 Southwesterm LLC
—
Deed
related
$600,000 · Five Star Bank
Dec 15, 2011
$465,000
3364 Southwestern LLC
Cabot Properties Associates
Grant Deed
$395,000 · Bank Of America
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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