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    3719 Abbott Rd Orchard Park, NY 14127
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    3719 Abbott Rd, Orchard Park, NY 14127

    View on Map
    • Bars & Pubs
    • 4,971 SF
    • 3.81 lot acres
    For Sale
    $1,900,000
    View Listing →
    Development Opportunity Near Bills Stadium For Sale
    $1,900,000
    7,340 SF

    Development Opportunity Near Bills Stadium

    4-acre land near stadium with existing bar/restaurant.

    3719 Abbott, Orchard Park, NY 14127
    View Listing
    Property ID
    US63-0935319
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Kettles Korner / Bar & Pub / Restaurant

    Property Details for 3719 Abbott Rd

    Year built
    1900
    Lot size
    3.81 lot acres
    Property size
    4,971 SF
    Zone code
    B2
    Property type
    Bars & Pubs
    Property subtype
    Pubs
    APN
    146089 161.09-1-4.11
    APU
    146089161091411

    Description

    This exceptional Orchard Park, NY property presents a unique investment opportunity. Located at 3719 Abbott Rd, this 4.09-acre lot boasts over 300 feet of frontage on Abbott Road and approximately 275 feet on Webster Road, ensuring high visibility. The existing 7,340 square-foot building, constructed in 1950 and extensively renovated in 2023, currently operates as a turnkey bar and restaurant. The property features a fully equipped bar, kitchen, two bathrooms, a banquet area, outdoor seating with a patio, and a separate storage building. Ample on-site parking accommodates 55+ vehicles. The property is zoned B2 and offers endless possibilities for current or future uses, capitalizing on its proximity to the new Buffalo Bills stadium and the surrounding development boom. This location provides exceptional walkability to the stadium, making it an ideal spot for a thriving business. The asking price is $2,200,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Orchard Park
    County
    Erie
    State
    New York
    Longitude
    -78.7892
    Latitude
    42.7829
    CBSA code
    15380
    CBSA name
    BUFFALO-NIAGARA FALLS, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $0.00
    $43,200
    $123,500
    $166,700
    -
    $127,060
    $363,240
    $490,300

    Comparable in this City

    • Value Estimation
      $600,000
      3,650 SF

      3740 Buffalo St

      BAR, TAVERN • 3,650 SF
      3740 Buffalo St, Orchard Park, NY 14127-1837
      View Details
    • Value Estimation by Request
      5,312 SF

      3071 Abbott Rd

      BAR, TAVERN • 5,312 SF
      3071 Abbott Rd, Orchard Park, NY 14127-1003
      View Details
    • Value Estimation
      $555,000
      5,763 SF

      3019 Un Rd

      RESTAURANT • 5,763 SF
      3019 Un Rd, Orchard Park, NY 14127-1214
      View Details
    • Value Estimation by Request
      5,808 SF

      3002 Abbott Rd

      RESTAURANT • 5,808 SF
      3002 Abbott Rd, Orchard Park, NY 14127-1002
      View Details
    • Value Estimation by Request
      3,378 SF

      5490 Lk Ave

      RESTAURANT • 3,378 SF
      5490 Lk Ave, Orchard Park, NY 14127-1120
      View Details
    • Value Estimation by Request
      3,186 SF

      3905 Southwestern Blvd

      RESTAURANT • 3,186 SF
      3905 Southwestern Blvd, Orchard Park, NY 14127-2155
      View Details

    Similar Nearby for Sale

    • $1,900,000

      Development Opportunity Near Bills Stadium

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      3719 Abbott Rd, Orchard Park, NY 14127
      View Details
    • Contact for pricing
      7,340 SF

      Turn-Key Bar and Restaurant Opportunity

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      Tops Market Anchored Retail Center

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      Orchard Park Retail Space Available

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    View Listing
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    Orchard Park, NY 14127
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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