Individually Owned Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1905
Total area
4,174 SF
Lot
0.45 ac (19,602 SF)
Zoning code
B2
APN
146001 161.20-5-19.11
UPID
US63-3983326
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Ophthalmologist (Bike/Boat/Book/etc) Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$605k
Comparable Approach
Comparable
$508k
Blend (final)
Blend
$305k
Owner & transaction history
since 2004
1 recorded transaction
Zoning & alternative use
B2 · Orchard Park, NY
Top alternative use upside
Retail stores
$605,000
+4.4%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 13 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$305k
Value range
$275k – $336k
±10% around blend
Estimated value / SF
$73 / SF
Confidence
High
13 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$275k
blend $305k
$336k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,174 SF
Lot area
0.45 ac
Year built
1905
Stories
2
APN
146001 161.20-5-19.11
Zoning
B2
Assessed value
$167,000
3
Income approach: direct capitalization
Partial preview
Income approach indication
$605k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$655k
@ 6.5% CAP return
$605k
@ 7% CAP return
$560k
4
Sales comparison
Partial preview
Sales approach indication
$491k
Weighted, 13 comps · high confidence
Evidence
13 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.7 mi away · 3,868 SF
5.7 mi away · 3,580 SF
6.7 mi away · 3,532 SF
7.8 mi away · 3,088 SF
8.1 mi away · 3,300 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$305k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 33 sales
$139
-47%
Submarket 33 sales
$139
-47%
County 1188 sales
$83
-12%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $73/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+4%
vs current-use indication
Commercial (general) · current use
Neighborhood: Shopping Center
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
Not available
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 13 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$167k
Move the market yield to see immediate price impact.
Value / SF
$40
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$11k
$210k
$150k
$117k
$12k
$234k
$167k
$130k
$13k
$257k
$184k
$143k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
13 found
High confidence · county-verified
Closest comparable
$1.06M
1.3 mi · Nov 2025 · $213/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$167,000
Assessed 2023
Previous assessed
$167,000
+0.0% YoY
Assessed land
$11,500
Assessed improvement
$155,500
Land market value
$33,825
Improvement market value
$457,375
Total market value
$491,200
Applied tax rate
146,001.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1905
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
4,174 SF
Lot
0.45 ac (19,602 SF)
Zoning code
B2
APN
146001 161.20-5-19.11
UPID
US63-3983326
Jurisdiction
ERIE
Zoning & alternative use
B2 · Orchard Park, NYZoning B2 · permitted uses
B2 · Orchard Park, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1905
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.45 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B2
Jurisdiction
Orchard Park, NY
Recorded code
B2
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B2 in Orchard Park, NY.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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