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

    9685 Wehrle Dr Clarence, NY 14031

    View on Map
    Loading data...
    Loading data...
    Loading data...
    For Sale
    Contact for pricing

    Subdividable land close to distribution and transportation hubs.

    Lot size:
    44.20 Acres

    Property Features for 9685 Wehrle Dr

    General Information

    Lot size
    44.20 Acres

    We can help!

    Listing Contact
    Mary Powell
    Mary Powell
    Source: Moodyscre

    Listing Agency: Casilio Companies Listing Agent: Mary Powell

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Subdividable Land Near Distribution Center

    This property, offered at $7,000 per acre, presents an opportunity for subdivision. It is located approximately 1.8 miles north of the Tops Distribution Center, offering logistical advantages. The site is also situated 6 miles from the New York State Thruway I-90 Exit 49 and 12 miles from the New York State Thruway Exit I-90 Exit 48a. Buffalo Niagara International Airport is located 5.9 miles away.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Law Firm Building Supply Big Box & Wholesale Store Auto Repair Shop Kitchen & Bath Showroom HVAC Service Electrical Service Electronics & Wireless Store Daycare Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Clarence
    County
    Erie
    State
    New York
    Longitude
    -78.6286097
    Latitude
    42.9582864

    Nearby Similar for Sale

    • $750,000

      Clarence Commercial Property with Showroom

      13,300+/- SF commercial property with warehouse/retail space/showroom.
      10295 Main St, Clarence, NY 14031
      View Details
    • $199,900
      Pending

      Historic Church and Parsonage Opportunity

      Historic church and parsonage on over 2 acres in Clarence.
      10790 Hunts Corners Rd, Clarence, NY 14031
      View Details
    • $1,399,000

      Premium Medical Office Building

      Medical office building in Williamsville, NY, ideal for healthcare.
      8270 Wehrle Dr, Clarence, NY 14221
      View Details
    • $199,900
      Pending

      Historic Church and Parsonage Opportunity

      Historic church and parsonage on over 2 acres for sale.
      10790 Hunts Corners Rd, Clarence, NY 14031
      View Details
    • $775,000

      New Light Industrial Building

      New 4,000 SF light industrial building on 5.2 acres.
      9367 County Rd, Clarence, NY 14032
      View Details
    • $475,000

      Main Street Professional Office

      Former medical office suitable for various professional uses.
      8995 Main St, Clarence, NY 14031
      View Details
    • $1,450,000

      Main Street Office Building For Sale

      Prominent 10,176 SF office building with leaseback opportunity.
      9600 Main St, Clarence, NY 14031
      View Details
    • $1,450,000

      Two-Tenant Building on Main Street

      Investment or owner/user property with development potential in Clarence, NY.
      8670 Main St, Clarence, NY 14221
      View Details
    • $999,900
      Pending

      Sheridan Drive Investment Opportunity

      One-acre retail/apartment complex with residential building for sale.
      8511 Sheridan Dr, Clarence, NY 14221
      View Details
    • $524,900

      Mixed-Use Property in Clarence, NY

      Income-generating property with residential and commercial spaces in Clarence, NY.
      9870 Main St, Clarence, NY 14031
      View Details
    • $375,000

      Main Street Retail and Apartment

      Two buildings with retail and apartment in Clarence business district.
      9142-9148 Main St, Clarence, NY 14031
      View Details
    • Contact for pricing

      Commercial Property in Clarence Center

      Converted building suitable for office, retail, or mixed-use.
      9490 Clarence Center Rd, Clarence, NY 14032
      View Details

    FAQs

    What type of property is this?
    Land - Subdividable land close to distribution and transportation hubs.
    Where is this land located?
    The property is located at 9685 Wehrle Dr Clarence, NY.
    What are key features of this property?
    This property features: - Priced at $7,000/acre; - Land can be sub-divided; - 6 miles from NYS Thruway I-90 Exit 49
    (716) 633-9933 Call to check price and availability
    Request Owner's contact information
    9685 Wehrle Dr Clarence, NY 14031
    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.
    9685 Wehrle Dr
    Clarence, NY 14031
    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
    9685 Wehrle Dr Clarence, NY 14031
    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

    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Mary Powell
    Mary Powell
    Learn More
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!