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Property profile & analytics
OFF-MARKET
Investment properties
4933 Ellicott Rd, Orchard Park, NY 14127-3357
Individually Owned
4-yr Hold
Free & Clear
Property ID
US63-1648987
Property summary
AI-generated overview
This exceptional single-story commercial building, located at 4933 Ellicott Road in Orchard Park, NY, is offered for sale at $285,000. The 2,016 square foot building, constructed in 1920, sits on a 0.32-acre lot and features 12 parking spaces. Zoned B3, this property presents a fantastic opportunity for an owner-user. Previously a dry cleaning drop store, the versatile space is ready for a new business. The building is a single-story structure with a gross lease in place for a single tenant. The current lease is a two-year term, commencing June 15, 2024, and expiring June 15, 2026, with approximately 1.6 years remaining. The lease requires a three-month notice to vacate. The property enjoys a convenient location, within walking distance of entertainment and dining options in the Village of Orchard Park. Phase 2 of renovations has been completed. This is a rare opportunity to acquire a well-located commercial property with significant potential. The asking price per square foot is $141.37.
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1947
Total area
2,016 SF
Lot
0.32 ac (14,000 SF)
Zoning code
B3
APN
146089 173.13-1-12.2
UPID
US63-1648987
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
-
Vara's Dry Cleaning (Bike/Boat/Book/etc) Store
-
Custard Lite Grocery & Convenience Store Specialty Food Shop
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
Beverly A Waterfield · 4 yrs held
Beverly A Waterfield
since 2021
2 recorded transactions
Zoning & alternative use
B3 · 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)
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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
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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
$45,600
Assessed 2023
Previous assessed
$45,600
+0.0% YoY
Assessed land
$16,900
Assessed improvement
$28,700
Land market value
$49,699
Improvement market value
$84,401
Total market value
$134,100
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1947
Heating
NONE
Buildings
1
Stories
1
Total area
2,016 SF
Lot
0.32 ac (14,000 SF)
Zoning code
B3
APN
146089 173.13-1-12.2
UPID
US63-1648987
Jurisdiction
ERIE
Zoning & alternative use
B3 · Orchard Park, NY
Zoning B3 · permitted uses
B3 · 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
1947
Heating
NONE
Stories
1
Buildings
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Beverly A Waterfield
Individual
Free & Clear · 4 yrs held
Mailing address
4453 KELLER RD, EDEN, NY 14057-9209
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 27, 2021
—
Beverly A Waterfield
Beverly A Waterfield
Intrafamily Transfer
related
—
—
—
Richard C Waterfield
—
Deed Of Trust
related
$95,000 · Elsie M Rappi
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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