Clarence Commercial Property with
For Sale
$750,000
10295 Main St, Clarence, NY 14031
13,300+/- SF commercial property with warehouse/retail space/showroom.
Property Size13,300 SF
Lot Size2.50 Acres
Price / SF$56.39
Days on Market164
Property Features for 10295 Main St
General Information
Standard status
Active
Size
13,300 SF
Lot size
2.50 Acres
Property subtype
Retail
Listing Agency:
Recckio Real Estate & Development
(716) 998-4422
Listed By:
Rick Recckio · License #NY #31RE0821429
(716) 998-4422
Source:
Recckio
Added: Mar 5
Changed: Jul 6
Last Checked: Aug 16 at 5:20AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Recckio Real Estate & Development
Investment Insights
Based on property information with market context.
A 13,300+/- SF commercial property is available near the Village of Clarence, situated on a busy main highway. The property features warehouse, retail space, and showroom areas, along with a 1,000+/- SF house with 2-3 bedrooms that can be used for storage. Formerly the Don George Sports Center, it includes a large showroom and shop area with 4 garage doors for deliveries or shipping. The property is located on 2.5+/- acres with vacant land suitable for expansion or storage. Paved parking is available for around 15 or more cars. The property is located in the Clarence Hollow Business District, next to George Plaza and near popular restaurants. It features large windows for display and daylight, mostly 16ft ceilings, and a mezzanine storage area.
Key Highlights
- Highly visible location in Clarence Hollow Business District on a busy main highway.
- 13,300+\/- SF of commercial space suitable for warehouse, retail, or showroom use.
- 2.5+\/- acres of land with vacant space for expansion or storage.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$58,371
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.78%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,167,420
$1.2M
Cap Rate 7%
$833,871
$833.9K
Cap Rate 9%
$648,567
$648.6K
Market Conditions
NOI Build-Up for 13,300 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$89.4K $6.72/SF
− Vacancy
−$6.0K −$0.45/SF
EGI
$83.4K $6.27/SF
− OpEx
−$25.0K −$1.88/SF
NOI
$58.4K $4.39/SF
Area
Erie County, NY
Vacancy
6.70%
Lease Rate
$6.72 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,167,420
Cap Rate 7%
$833,871
Cap Rate 9%
$648,567
Alternative Uses
Best Use
Retail
$1.71M
$1.49M – $1.99M
NOI $119,585 @ 7.0% cap · market cap 15.94%
Second Best
Warehouse
$1.01M
$886.0K – $1.18M
NOI $70,880 @ 7.0% cap · market cap 9.45%
Theoretical Best
Office A
$2.91M
$2.54M – $3.39M
NOI $203,522 @ 7.0% cap · market cap 27.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
222
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 14031, NY
9,983
Population
4,539
Households
2.2
Avg Household Size
51
Median Age
51%
College-Educated
98%
High-School Grad
19.4 sq mi
ZIP Area
515
Density / Sq Mi
$99,639
Median Household Income
$59,366
Median Earnings
$930
Median Rent
$324,700
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Showroom - 13,300+/- SF commercial property with warehouse/retail space/showroom.
Where is this showroom located?
The property is located at 10295 Main St Clarence, NY.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Highly visible location in Clarence Hollow Business District on a busy main highway.; 13,300+\/- SF of commercial space suitable for warehouse, retail, or showroom use.; 2.5+\/- acres of land with vacant space for expansion or storage.
