3545 Buffalo St Orchard Park, NY 14127-1933
Entity Owned
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$255k
Range $230k – $281k (±10%)
Property ID
US63-6032454
Property summary
AI-generated overview
This exceptional retail investment opportunity presents a single-tenant, 4,950 square foot convenience store located at 3545 N Buffalo St in Orchard Park, NY. The property, built in 1998, is a Class B building with one story and sits on commercially zoned land. Currently operating as a convenience store with food service, the business is not included in the sale; only the building is for sale. The asking price is $995,000, representing a price per square foot of $201.01 and a 4.82% cap rate. The property boasts a strong net operating income (NOI) of $48,000. The lease is a NNN (Net, Net, Net) lease with a remaining term of 3 years. This prime location in the heart of Orchard Park offers high visibility and significant foot traffic, making it an ideal investment for savvy entrepreneurs and investors seeking a stable, income-generating asset. The B1 zoning allows for a variety of commercial uses, presenting further expansion possibilities. Don't miss this chance to acquire a well-established property in a thriving community. The property's address is 3545 N Buffalo St, Orchard Park, NY 14127.
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2002
Total area
4,950 SF
Lot
0.74 ac (32,234 SF)
Zoning code
B1
APN
146089 161.08-2-18
UPID
US63-6032454
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant Take-out & Catering
-
Charitable Organization
-
Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$715k
Comparable Approach
Comparable
$784k
Blend (final)
Blend
$255k
Owner & transaction history
since 2025
3 recorded transactions
Zoning & alternative use
B1 · Orchard Park, NY
Top alternative use upside
Retail stores
$720,000
+4.4%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 14 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$255k
Value range
$230k – $281k
±10% around blend
Estimated value / SF
$52 / SF
Confidence
High
14 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
100
$230k
blend $255k
$281k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,950 SF
Lot area
0.74 ac
Year built
2002
Stories
1
APN
146089 161.08-2-18
Assessed value
$352,600
3
Income approach: direct capitalization
Partial preview
Income approach indication
$715k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$775k
@ 6.5% CAP return
$715k
@ 7% CAP return
$665k
4
Sales comparison
Partial preview
Sales approach indication
$412k
Weighted, 14 comps · high confidence
Evidence
14 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.5 mi away · 3,580 SF
5.4 mi away · 3,532 SF
7.9 mi away · 3,902 SF
8.4 mi away · 4,980 SF
8.5 mi away · 5,664 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$255k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 33 sales
$139
-63%
Submarket 33 sales
$139
-63%
County 1188 sales
$83
-38%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $52/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+4%
vs current-use indication
Commercial (general) · current use
Neighborhood: Shopping Center
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 14 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$353k
Move the market yield to see immediate price impact.
Value / SF
$71
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$22k
$444k
$317k
$247k
$25k
$494k
$353k
$274k
$27k
$543k
$388k
$302k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
14 found
High confidence · county-verified
Closest comparable
$550k
0.3 mi · Dec 2025 · $142/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$352,600
Assessed 2023
Previous assessed
$352,600
+0.0% YoY
Assessed land
$58,100
Assessed improvement
$294,500
Land market value
$170,889
Improvement market value
$866,211
Total market value
$1,037,100
Applied tax rate
146,001.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2002
Heating
NONE
Buildings
1
Stories
1
Total area
4,950 SF
Lot
0.74 ac (32,234 SF)
Zoning code
B1
APN
146089 161.08-2-18
UPID
US63-6032454
Jurisdiction
ERIE
Zoning & alternative use
B1 · Orchard Park, NYZoning B1 · permitted uses
B1 · Orchard Park, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2002
Heating
NONE
Stories
1
Buildings
1
Lot
0.74 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B1
Jurisdiction
Orchard Park, NY
Recorded code
B1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B1 in Orchard Park, NY.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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