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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Showrooms
3875 Buffalo St, Orchard Park, NY 14127-1883
Individually Owned
22-yr Hold
Absentee Owner
Free & Clear
Property ID
US63-6217041
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1961
Total area
6,059 SF
Lot
0.39 ac (16,988 SF)
Zoning code
B2
APN
146089 162.09-1-32
UPID
US63-6217041
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
-
Sears Nadine Employment Agency
-
Westenberger Janet DO Pediatrician Physician
-
Janet Westenberger Heywood Pediatrician Physician
-
Young Agency Real Estate Services, Buffalo Office Real Estate Agency
-
Voytovich & Associates Bank Credit Union
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$537k
Blend (final)
Blend
$530k
Owner & transaction history
William B Heywood · 22 yrs held
William B Heywood
since 2004
1 recorded transaction
Zoning & alternative use
B2 · Orchard Park, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$880,000
+4.4%
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
COMMERCIAL (GENERAL)
$845,000
Current use
RETAIL STORES
$880,000
Change: +4% · Conversion: Easy
RESTAURANT
$830,000
Change: -2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$820,000
Change: -3% · Conversion: Difficult
OFFICE BUILDING
$710,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$530k
Range $477k – $583k · ±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
$87 / 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
$176,300
Assessed 2023
Previous assessed
$176,300
+0.0% YoY
Assessed land
$39,000
Assessed improvement
$137,300
Land market value
$114,699
Improvement market value
$403,801
Total market value
$518,500
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1961
Heating
NONE
Buildings
1
Stories
1
Total area
6,059 SF
Lot
0.39 ac (16,988 SF)
Zoning code
B2
APN
146089 162.09-1-32
UPID
US63-6217041
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
COMMERCIAL (GENERAL) Current
Est. value
$845,000
RETAIL STORES
Est. value
$880,000
RESTAURANT
Est. value
$830,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$820,000
OFFICE BUILDING
Est. value
$710,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1961
Heating
NONE
Stories
1
Buildings
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
William B Heywood
Individual
Free & Clear · 22 yrs held
Mailing address
41 MIDDLEBURY RD, ORCHARD PARK, NY 14127-3963
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2004
$300,100
William B Heywood
France,rochina A
Warranty Deed
—
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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