Add Listing
    For Sale
    • For Sale
    • For Lease
    • Sold
    • Property Lookup
    • Brokers
    The Largest CRE Database in the US with Over 1 Million Listings

    3435 Harlem Road Cheektowaga, NY 14225

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $899,999

    Office and mixed-use building with high visibility and 100% occupancy.

    Type:Office
    Property size:
    11,760 SF
    Price / SF:
    $76/SF
    Added:
    Nov 21, 2025
    Days on Market:
    161
    Last Refresh:
    Apr 5 at 8:59 pm

    Property Features for 3435 Harlem Road

    General Information

    Standard status
    Active
    Size
    11,760 SF
    Property subtype
    Office

    Building Details

    Year Built
    1973

    We can help!

    Listing Contact
    Nick Giammusso
    Nick Giammusso

    Listing agent Nick Giammusso License #10401358378

    Listing office HUNT Commercial

    Listing date Nov 21, 2025

    Source Huntcommercial

    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 HUNT Commercial

    Overview

    Harlem Road Office Building For Sale

    This 11,760 square foot office building is located in a central Western New York location, minutes from the Kensington Expressway and the New York State Thruway. It is 3 miles from the Buffalo-Niagara International Airport and 7 miles from downtown Buffalo. Situated on Harlem Road, the property benefits from high traffic and visibility. The building features 12 office suites and is currently at 100% occupancy. It offers ample paved parking in both the front and rear. The property provides a quiet, professional office setting with restrooms on each floor and is described as being in very good condition. The property is suitable for office, mixed-use, or medical purposes.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cheektowaga
    County
    Erie
    State
    New York
    Longitude
    -78.7836
    Latitude
    42.937

    Nearby Similar for Sale

    • $695,000

      Established Restaurant on Transit Road

      Restaurant, property, and equipment included in sale on Transit Rd.
      5176 Transit Rd, Cheektowaga, NY 14043
      View Details
    • $399,999

      Transit Road Commercial Property

      High-visibility commercial property on Transit Road, formerly an auto dealership.
      5822 Transit Rd, Cheektowaga, NY 14043
      View Details
    • $399,000
      3,097 SF

      Converted Office Building with Parking

      Office building with parking and potential for professional business.
      1925 Kensington Avenue, Cheektowaga, NY 14215
      View Details
    • $719,000
      9,368 SF

      Office and Warehouse Buildings For Sale

      Freestanding office and warehouse buildings on an acre of land.
      3786 Broadway, Cheektowaga, NY 14227
      View Details
    • $369,000
      2,970 SF

      Freestanding Garage on Corner Lot

      Freestanding garage on 0.62 acres with abundant parking.
      3440 Genesee Street, Cheektowaga, NY 14225
      View Details
    • $899,900

      Retail Investment Property For Sale

      Retail investment property with two tenants and ample parking.
      3941 Broadway , Cheektowaga, NY 14227
      View Details
    • $800,000

      Auto Garage on Corner Lot

      Auto garage with high visibility and additional vacant lot.
      2810 Harlem Rd, Cheektowaga, NY 14225
      View Details
    • $329,900

      Auto Garage on Corner Lot

      Auto garage with lifts, tools, and ample parking included.
      1270 Harlem Road, Cheektowaga, NY 14206
      View Details
    • $299,900
      3,931 SF

      Single-Story Office Building for Sale

      Well-maintained office building with 19 offices and ample parking.
      505 Aero Drive, Cheektowaga, NY 14225
      View Details
    • $390,000

      Established Bar and Income Property

      Turnkey business opportunity with rental income potential in Cheektowaga.
      2437 William St, Cheektowaga, NY 14206
      View Details
    • $249,900

      Finished Office with Storage Garage

      Office space with quick access to Buffalo and surrounding areas.
      3764 Harlem Road , Cheektowaga , NY 14215
      View Details
    • $195,000
      4,100 SF

      Corner Retail/Manufacturing Space Available

      Retail or light manufacturing space in a high-traffic location.
      3509 Genesee Street, Cheektowaga, NY 14225
      View Details

    FAQs

    What type of property is this?
    Office building - Office and mixed-use building with high visibility and 100% occupancy.
    Where is this office building located?
    The property is located at 3435 Harlem Road Cheektowaga, NY.
    What is the asking price?
    The asking price for this property is $899,999.
    What are key features of this property?
    This property features: **10.5% Cap Rate**; **100% Occupancy**; 11,760 sf Building with 12 Office Suites
    (716) 812-6333
    We can help!
    Listing Contact
    Nick Giammusso
    Nick Giammusso
    Real Estate License ID: 10401358378
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry

    3435 Harlem Road, Cheektowaga, NY 14225

    letter with green check mark
    Check your email

    We sent you the

    agent's contact details. yellow underline

    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!