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Property profile & analytics
OFF-MARKET
Estimated value
$670,000
Office buildings
4065 Buffalo St, Orchard Park, NY 14127-2442
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US63-6184036
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Total area
6,140 SF
Lot
0.99 ac (43,148 SF)
Zoning code
B2
APN
146089 162.13-2-1
UPID
US63-6184036
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
-
Corto's Salon & Seasons Spa Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$702k
Blend (final)
Blend
$670k
Owner & transaction history
4063 North Buffalo Street LLC · 15 yrs held
4063 North Buffalo Street LLC
since 2011
6 recorded transactions
Zoning & alternative use
B2 · Orchard Park, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$890,000
+24.4%
Commercial (general)
$855,000
+19.1%
Restaurant
$840,000
+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
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
OFFICE BUILDING
$715,000
Current use
RETAIL STORES
$890,000
Change: +24% · Conversion: Moderate
COMMERCIAL (GENERAL)
$855,000
Change: +19% · Conversion: Easy
RESTAURANT
$840,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$830,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$615,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$670k
Range $603k – $737k · ±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
$109 / 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
$382,600
Assessed 2023
Previous assessed
$382,600
+0.0% YoY
Assessed land
$74,500
Assessed improvement
$308,100
Land market value
$219,119
Improvement market value
$906,181
Total market value
$1,125,300
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
OFFICE BUILDING
Status
Off-Market
Year built
1986
Heating
NONE
Buildings
2
Stories
1
Total area
6,140 SF
Lot
0.99 ac (43,148 SF)
Zoning code
B2
APN
146089 162.13-2-1
UPID
US63-6184036
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
$715,000
RETAIL STORES
Est. value
$890,000
COMMERCIAL (GENERAL)
Est. value
$855,000
RESTAURANT
Est. value
$840,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$830,000
AUTO REPAIR, GARAGE
Est. value
$615,000
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
1986
Heating
NONE
Stories
1
Buildings
2
Lot
0.99 ac
Current owner
From public records · entity-resolved
4063 North Buffalo Street LLC
Entity
Mailing address
3528 CALIFORNIA RD, ORCHARD PARK, NY 14127-1746
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2019
—
4063 North Buffalo Street LLC
—
Deed
related
$101,448 · Keybank USA
Jan 10, 2011
$237,493
4063 North Buffalo Street LLC
Corto,dominic & Margaret A
Warranty Deed
$40,000 · Dominic J JR & Margaret A Corto
Dec 15, 2004
$525,000
Dominic Corto
Whitehead,merle L
Warranty Deed
$420,000 · Bank Of Castile
—
—
Dominic Corto
—
Deed Of Trust
related
$116,346 · Bank Of Castile
—
—
4063 North Buffalo Street LLC
—
Deed Of Trust
related
$101,448 · Keybank USA
—
—
4063 North Buffalo Street LLC
—
Loan Modification
related
$380,000 · Keybank USA
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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