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Property profile & analytics
FOR SALE
Office buildings
3385 Orchard Park Rd, Orchard Park, NY 14127
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US63-0125486
For Sale
1 / 54
$1,295,000
3385 Orchard Park Rd, Orchard Park, NY 14127
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1985
Total area
12,300 SF
Lot
1.72 ac (74,923 SF)
Zoning code
B1
APN
146089 152.20-4-1
UPID
US63-0125486
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
-
Buff & Flo Gym & Fitness Center
-
Jill M. Mikulec, PT Physician
-
Robert Jachimowicz, PT Physician
-
Parkland Physical Therapy Medical Clinic
-
Spa at Falling Waters Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$985k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$940k
Owner & transaction history
Rh3385 LLC · 2 yrs held
Rh3385 LLC
since 2023
Last sale
$915,000
7 recorded transactions
Zoning & alternative use
B1 · 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
Method
Estimation
Statistic approach
$950,000
ML approach
$985,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,435,000
Current use
AUTO REPAIR, GARAGE
$1,235,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$940k
Range $846k – $1.03M · ±10% · vs last sale $915k (Dec 19 2023)
Last sale anchor
$915k
Dec 19 2023
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
$76 / 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
$586,000
Assessed 2023
Previous assessed
$586,000
+0.0% YoY
Assessed land
$180,600
Assessed improvement
$405,400
Land market value
$531,167
Improvement market value
$1,192,333
Total market value
$1,723,500
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
For Sale
Year built
1985
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
12,300 SF
Lot
1.72 ac (74,923 SF)
Zoning code
B1
APN
146089 152.20-4-1
UPID
US63-0125486
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
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING Current
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
1985
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
1.72 ac
Current owner
From public records · entity-resolved
Rh3385 LLC
Entity
Mailing address
4203 N BUFFALO RD, ORCHARD PARK, NY 14127-2402
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 5, 2025
—
Rh3385 LLC
—
Deed
related
$563,000 · Empire State Certified Development Corpo
Dec 19, 2023
$915,000
Rh3385 LLC
Orchard Park Road LLC
Deed
$1,000,000 · Nybdc Local Development Corporation
Oct 29, 2004
—
3385 Orchard Park Road LLC
—
Trustees Deed
related
$150,000 · Ucc Constructors INC
—
—
3385 Orchard Park Road LLC
—
Loan Modification
related
$475,000 · First Niagara Bank
—
—
3385 Orchard Park Road LLC
—
Deed Of Trust
related
$175,000 · First Niagara Bank
—
—
3385 Orchard Park Road LLC
—
Deed Of Trust
related
$200,029 · First Niagara Bank
—
—
3385 Orchard Park LLC
—
Deed Of Trust
related
$370,000 · Empire State Certified Dev
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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