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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Assisted living facilities
6055 Armor Duells Rd, Orchard Park, NY 14127-3150
Entity Owned
7-yr Hold
Free & Clear
Property ID
US63-0130515
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Total area
108,536 SF
Lot
11.35 ac (494,406 SF)
Zoning code
R3
APN
146089 172.04-2-1
UPID
US63-0130515
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
-
Jamie Phelan Physician
-
Elison Independent Living of Orchard Glen Retirement Community Nursing Home
-
Weston Paxxon Senior Rehab Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$625k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$723k
Blend (final)
Blend
$675k
Owner & transaction history
Bishop Orchard Glen Owner LLC · 7 yrs held
Bishop Orchard Glen Owner LLC
since 2018
7 recorded transactions
Zoning & alternative use
R3 · 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
$625,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$675k
Range $608k – $743k · ±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
$6 / 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
$3,000,000
Assessed 2023
Previous assessed
$4,200,000
-28.6% YoY
Assessed land
$212,400
Assessed improvement
$2,787,600
Land market value
$624,706
Improvement market value
$8,198,823
Total market value
$8,823,529
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1998
Heating
NONE
Cooling
CENTRAL
Buildings
2
Stories
2
Total area
108,536 SF
Lot
11.35 ac (494,406 SF)
Zoning code
R3
APN
146089 172.04-2-1
UPID
US63-0130515
Jurisdiction
ERIE
Zoning & alternative use
R3 · Orchard Park, NY
Zoning R3 · permitted uses
R3 · 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
1998
Heating
NONE
Cooling
Yes
Stories
2
Buildings
2
Lot
11.35 ac
Current owner
From public records · entity-resolved
Bishop Orchard Glen Owner LLC
Entity
Free & Clear · 7 yrs held
Mailing address
9 W 57TH ST FL, NEW YORK, NY 10019-2701
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
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2018
$17,424,484
Bishop Orchard Glen Owner LLC
Hcp Sh Elp3 Properties LLC
Grant Deed
—
Nov 13, 2012
$20,000,000
Hcp Sh Elp3 Properties LLC
Bre Of Sw Orchard Glen LLC
Grant Deed
—
Aug 19, 2010
$17,017,436
Bre Of Sw Orchard Glen LLC
Stayton Sw Assisted Living LLC
Grant Deed
—
Dec 29, 2005
$910,590
Orchard Glen Retirement Cmnty
Regis Investments LLC
Quit Claim Deed
related
—
Dec 29, 2005
$56,500
Orchard Glen Retirement Cmnty
Leeds New York LLC
Warranty Deed
—
Dec 29, 2005
$200,000
Orchard Glen Retirement Cmnty
Schnyders Orchard Park LLC
Warranty Deed
related
—
Dec 29, 2005
$67,000
Orchard Glen Retirement Cmnty
Abrells Orchard Park LLC
Warranty Deed
related
—
Dec 29, 2005
$166,128
Orchard Glen Retirement Cmnty
Wises Orchard Park LLC
Warranty Deed
related
—
Dec 29, 2005
$150,000
Orchard Glen Retirement Cmnty
Wisemans Orchard Park LLC
Warranty Deed
related
—
Dec 29, 2005
$60,000
Orchard Glen Retirement Cmnty
Walker Orchard Park LLC
Warranty Deed
related
—
Dec 29, 2005
$173,396
Orchard Glen Retirement Cmnty
Strafellos Orchard Park LLC
Warranty Deed
related
—
Dec 29, 2005
$50,000
Orchard Glen Retirement Cmnty
Wieldes Orchard Park LLC
Warranty Deed
related
—
Dec 29, 2005
$100,000
Orchard Glen Retirement Cmnty
Struiksmas Orchard Park LLC
Warranty Deed
related
—
Dec 29, 2005
$108,000
Orchard Glen Retirement Cmnty
Moores Orchard Park LLC
Warranty Deed
related
—
Apr 14, 2004
$100,000
Schnyders Orchard Park LLC
Orchard Glen Retirement Cmnty
Warranty Deed
related
—
Apr 14, 2004
$60,000
Walker Orchard Park LLC
Orchard Glen Retirement Cmnty
Warranty Deed
related
—
Apr 14, 2004
$50,000
Orchard Glen Investors II LLC
Orchard Glen Retirement Cmnty
Warranty Deed
related
—
Feb 6, 2004
$105,000
Abrells Orchard Park LLC
Orchard Glen Retirement Cmnty
Warranty Deed
related
—
—
—
Bre Of Sw Orchard Glen LLC
—
Deed Of Trust
related
$26,100 · Royal Bank Scotland Plc
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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