Properties For Sale

at 6645 Main St

6645 Main St AVAILABLE, Now

Floor Bldg

Size 10,500 SF

Type OFFICE

Sublease No

- Main Street Williamsville Medical Office Space for Sale or Lease - 10,534 sq. ft. - 6645 Main Street is situated in densely populated Williamsville, just west of Transit Rd - Offering ample exam rooms - New HVAC (2023) - 60+ car parks - High visibility and accessibility for businesses or medical professionals seeking a strategic location - Current owner user is willing to stay in place with a new lease - Asking price $1,500,000

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Listing Agency: Hanna Commercial Real Estate | Buffalo Show Phone

Listed By: Emily Cornwell · License #10301217387 Show Phone

Source: Moodyscre

Added: Mar 22, 2024 Changed: Oct 25 Last Checked: Oct 26 at 7:51PM

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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 Hanna Commercial Real Estate | Buffalo

Ask AI about this property

Review the available facts, identify missing information and prepare questions for the agent.

What should I ask the agent before proceeding? What information is missing from this listing?

Investment Insights

Based on property information with market context.

This medical office space offers ample exam rooms and a layout suited to outpatient care. The property includes new HVAC installed in 2023, supporting reliable year-round comfort.

Located at 6645 Main Street in densely populated Williamsville, just west of Transit Rd, the building is positioned for convenient access and visibility along a heavily traveled corridor.

The site provides 60+ car parks, making patient and staff parking straightforward. The current owner user is willing to stay in place with a new lease, offering an additional option for an incoming tenant or buyer seeking continuity.

Key Highlights

• 10,534 SF medical office space for sale or lease at 6645 Main Street in Williamsville
• Ample exam rooms designed for medical office use
• New HVAC installed in 2023

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$130,930

Cap Rate

7.27%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$2,618,600 $2.6M

Cap Rate 7%

$1,870,429 $1.9M

Cap Rate 9%

$1,454,778 $1.5M

Is this asking price fair?

Market Conditions

NOI Build-Up for 10,500 SF

Gross rent

$214.2K $20.40/SF

− Vacancy

−$39.6K −$3.77/SF

EGI

$174.6K $16.63/SF

− OpEx

−$43.6K −$4.16/SF

NOI

$130.9K $12.47/SF

Area

Buffalo, NY

Vacancy

18.50%

Lease Rate

$20.40 /SF/Yr

Expense Ratio

25.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$2,618,600

Cap Rate 7%

$1,870,429

Cap Rate 9%

$1,454,778

Alternative Uses

Best Use

Office B

$1.87M

$1.64M – $2.18M (±1% cap)

NOI $130,930 @ 7.0% cap · market cap 7.27%

Second Best

Healthcare Medical

$1.79M

$1.56M – $2.09M (±1% cap)

NOI $125,194 @ 7.0% cap · market cap 6.96%

Theoretical Best

Office A

$2.53M

$2.21M – $2.95M (±1% cap)

NOI $176,753 @ 7.0% cap · market cap 9.82%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

E N T ... Physician Guarino Ross L Employment Agency Hassan M. Fares, ... Physician Mamnoon, Sameer MD Physician Steven Perlow Physician

Suggested Use

Top Pick (Bike/Boat/Book/etc) Store Kitchen & Bath Showroom Barber Shop Locksmith Electrical Service Grocery & Convenience Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

987

Businesses Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Demographics for 14221, NY

55,275

Population

25,281

Households

2.2

Avg Household Size

48

Median Age

57%

College-Educated

96%

High-School Grad

23.4 sq mi

ZIP Area

2,362

Density / Sq Mi

$101,275

Median Household Income

$58,665

Median Earnings

$1,560

Median Rent

$298,500

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

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Similar Off Market Nearby

• Alliance Animal Hospital — 6543 Main St, Williamsville, NY 14221
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Frequently Asked Questions

What type of property is this?

Medical Office Space - Medical office space featuring ample exam rooms, new HVAC in 2023, and more than 60 on-site parking spaces.

Where is this medical office space located?

The property is located at 6645 Main St Williamsville, NY.

What is the asking price?

The asking price for this property is $1,800,000.

What are key features of this property?

This property features: 10,534 SF medical office space for sale or lease at 6645 Main Street in Williamsville; Ample exam rooms designed for medical office use; New HVAC installed in 2023