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Property profile & analytics
OFF-MARKET
Estimated value
$765,000
Warehouses
5455 Webster Rd, Orchard Park, NY 14127-1765
Individually Owned
8-yr Hold
Free & Clear
Property ID
US63-0155289
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1988
Total area
13,520 SF
Lot
3.1 ac (135,036 SF)
Zoning code
B2
APN
146089 161.09-5-3.21
UPID
US63-0155289
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
-
The Guitar Factory (Bike/Boat/Book/etc) Store
-
Bob Davis Elite Fitness Gym & Fitness Center
-
Hooked Fitness LLC Gym & Fitness Center
-
Clique Cycling and Fitness Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$603k
Blend (final)
Blend
$765k
Owner & transaction history
Edward A Simoncelli · 8 yrs held
Edward A Simoncelli
since 2018
6 recorded transactions
Zoning & alternative use
B2 · 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
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
WAREHOUSE, STORAGE
$795,000
Current use
Blend value · Realmo final
$765k
Range $689k – $842k · ±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
$57 / 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
$540,000
Assessed 2023
Previous assessed
$540,000
+0.0% YoY
Assessed land
$85,700
Assessed improvement
$454,300
Land market value
$252,053
Improvement market value
$1,336,147
Total market value
$1,588,200
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1988
Heating
NONE
Buildings
3
Stories
1
Total area
13,520 SF
Lot
3.1 ac (135,036 SF)
Zoning code
B2
APN
146089 161.09-5-3.21
UPID
US63-0155289
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
WAREHOUSE, STORAGE Current
Est. value
$795,000
WAREHOUSE, STORAGE Current
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
1988
Heating
NONE
Stories
1
Buildings
3
Lot
3.1 ac
Current owner
From public records · entity-resolved
Edward A Simoncelli
Individual
Free & Clear · 8 yrs held
Mailing address
3740 CALIFORNIA RD, ORCHARD PARK, NY 14127-1755
Ownership since
2018
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
Jul 2, 2018
$850,000
Edward A Simoncelli
Op 5455 Webster LLC
Warranty Deed
—
Jul 2, 2018
—
Edward A Simoncelli
—
Deed
related
$687,075 · Lake Shore Svgs Bk
Dec 29, 2011
—
Kirby Ents LLC
Kirby,beverly A
Quit Claim Deed
related
—
Dec 19, 2006
$25,800
Dot Nys
Kirby,richard C & Beverly A
Warranty Deed
—
—
—
Edward A Simoncelli
—
Loan Modification
related
$687,075 · Lake Shore Svgs Bk
—
—
Richard C Kirby
—
Deed Of Trust
related
$730,000 · Evans Bank 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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