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Property profile & analytics
OFF-MARKET
Turn key restaurants
4254 Buffalo Rd Orchard Park, NY 14127-2419
Entity Owned
12-yr Hold
Free & Clear
Property ID
US63-6091832
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1936
Total area
6,160 SF
Lot
0.26 ac (11,385 SF)
Zoning code
B1
APN
146001 162.17-1-13
UPID
US63-6091832
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
32 & 36 Linwood LLC · 12 yrs held
32 & 36 Linwood LLC
since 2014
4 recorded transactions
Zoning & alternative use
B1 · Orchard Park, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$336,100
Assessed 2023
Previous assessed
$336,100
+0.0% YoY
Assessed land
$54,100
Assessed improvement
$282,000
Land market value
$159,113
Improvement market value
$829,387
Total market value
$988,500
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1936
Heating
NONE
Buildings
1
Stories
2
Total area
6,160 SF
Lot
0.26 ac (11,385 SF)
Zoning code
B1
APN
146001 162.17-1-13
UPID
US63-6091832
Jurisdiction
ERIE
Zoning & alternative use
B1 · Orchard Park, NY
Zoning B1 · permitted uses
B1 · 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.
Building & site characteristics
From public records
Year built
1936
Heating
NONE
Stories
2
Buildings
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
32 & 36 Linwood LLC
Entity
Free & Clear · 12 yrs held
Mailing address
4264 N BUFFALO RD, ORCHARD PARK, NY 14127-2422
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 16, 2017
—
4260 North Buffalo INC
—
Grant Deed
related
$1,054,250 · Evans Bk NA
May 16, 2014
$495,000
32 & 36 Linwood LLC
New York Loyal LLC
Warranty Deed
—
Jul 25, 2007
$333,500
New York Loyal LLC
Glownia,joseph
Grant Deed
$281,500 · Joseph Glownia
—
—
260 North Buffalo INC
—
Loan Modification
related
$1,700,000 · 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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