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Property profile & analytics
OFF-MARKET
Estimated value
$1,960,000
Office buildings
3725 Buffalo St, Orchard Park, NY 14127-1853
Entity Owned
4-yr Hold
Free & Clear
Property ID
US63-1970762
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1975
Total area
12,453 SF
Lot
1.15 ac (50,094 SF)
Zoning code
B2
APN
146089 162.05-2-7.1
UPID
US63-1970762
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
-
Orchard Park Pediatrics Medical Clinic
-
Zvi Sharf, M.D., F.I.C.S. Physician Medical Clinic
-
Rigan David P MD Physician Medical Clinic
-
Graff Jonathan A MD Physician
-
Orchard Park Pediatrics: Dyson Kathleen MD Pediatrician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.94M
CAP Approach
CAP
$2.56M
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.96M
Owner & transaction history
3725 Property Group LLC · 4 yrs held
3725 Property Group LLC
since 2022
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
B2 · Orchard Park, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.8M
+24.4%
Commercial (general)
$1.7M
+19.1%
Restaurant
$1.7M
+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
$1,920,000
ML approach
$1,940,000
CAP Approach
CAP Return
Estimation
6%
$2,775,000
6.5%
$2,560,000
7%
$2,380,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,455,000
Current use
RETAIL STORES
$1,810,000
Change: +24% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,735,000
Change: +19% · Conversion: Easy
RESTAURANT
$1,700,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,685,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,250,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±10% · vs last sale $2.23M (May 27 2022)
Last sale anchor
$2.23M
May 27 2022
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
$157 / 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
$812,000
Assessed 2023
Previous assessed
$812,000
+0.0% YoY
Assessed land
$95,400
Assessed improvement
$716,600
Land market value
$280,584
Improvement market value
$2,107,616
Total market value
$2,388,200
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
1975
Heating
NONE
Buildings
1
Stories
1
Total area
12,453 SF
Lot
1.15 ac (50,094 SF)
Zoning code
B2
APN
146089 162.05-2-7.1
UPID
US63-1970762
Jurisdiction
ERIE
Zoning & alternative use
B2 · Orchard Park, NY
Zoning B2 · permitted uses
B2 · 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
$1.5M
RETAIL STORES
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.7M
RESTAURANT
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.3M
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
1975
Heating
NONE
Stories
1
Buildings
1
Lot
1.15 ac
Current owner
From public records · entity-resolved
3725 Property Group LLC
Entity
Free & Clear · 4 yrs held
Mailing address
100 STONEYBROOK RD, ORCHARD PARK, NY 14127-2039
Ownership since
2022
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
Jul 15, 2022
—
3725 Property Group LLC
—
Deed
related
$1,784,000 · Key Bank NA
Jul 13, 2022
—
3725 Property Group LLC
—
Deed
related
$1,784,000 · Key Bank NA
May 27, 2022
$2,225,000
3725 Property Group LLC
3725 North Buffalo Road INC
Bargain And Sale Deed
—
Apr 21, 2021
—
3725 North Buffalo Road INC
—
Deed
related
$48,426 · Evans Bank NA
Dec 22, 2010
$260,000
Merle L Whitehead
Doran,thomas J
Grant Deed
—
—
—
3725 North Buffalo Road INC
—
Deed Of Trust
related
$625,000 · Evans Bank NA
—
—
3725 North Buffalo Road INC
—
Deed Of Trust
related
$757,051 · Evans Bk 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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