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    Second-Floor Corner Office Suite Title is generated by Realmo AI

    4433 Southwestern Blvd, Hamburg, NY 14075

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    For Lease
    $2,200/Mo $3 SF/Yr (calc)

    Flexible second-floor suite with separate entrance, dual-street exposure, and shared parking in a C2 mixed-use building.

    Property size:
    7,038 SF
    Added:
    Jul 30, 2025
    Days on Market:
    313
    Last Refresh:
    Jun 6 at 5:58 am

    Property Features for 4433 Southwestern Blvd

    General Information

    Standard status
    Active
    Size
    7,038 SF

    We can help!

    Listing Contact
    Alicia Wittman
    Alicia Wittman

    Listing agent Alicia Wittman License #10301219240

    Listing office WNY Metro Roberts Realty

    Listing date Jul 30, 2025

    Source Exprealty

    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 WNY Metro Roberts Realty

    HighLights

    • 2,000+ SF second‑floor commercial suite for lease at 4433 Southwestern Blvd
    • Separate entrance with an adaptable layout for office, studio, instruction, or professional services
    • Dual‑street frontage on Southwestern Blvd and Bay View Road in a two‑story corner building
    • Shared off‑street parking for approx. 20 spaces
    • C2 zoned mixed‑use building (retail and office) with prominent corner signage and heavy traffic exposure
    • Immediate occupancy available; tenant improvements negotiable under flexible lease terms

    Overview

    This is a flexible second-floor commercial suite within a two-story corner building. The offering includes a 2,000+ square foot upper-level space with an adaptable layout and a separate entrance for tenant and customer access. The space can support a range of professional uses, including office use, studios, instruction, and other professional services, with tenant improvements available to be negotiated.

    The building features dual-street frontage on Southwestern Blvd and Bay View Road, along with prominent corner signage. Shared off-street parking is available, with approximately 20 spaces. The property is located near South Park Avenue and Highmark Stadium.

    For tenants seeking a prominent, upper-level commercial location with independent access, this suite provides a practical workspace in a C2 zoned building that allows mixed uses such as retail and office. The landlord indicates immediate occupancy is available under flexible lease terms, making it well suited for operators looking to move quickly while tailoring improvements to their specific setup.
    Location Intelligence

    Current Use by Public Records

    The Razors Edge Barbershop Barber Shop Decades DBA The Hippie ... (Bike/Boat/Book/etc) Store

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Hamburg
    County
    Erie
    State
    New York
    Longitude
    -78.8230551
    Latitude
    42.7639278

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    FAQs

    What type of property is this?
    Office units - Flexible second-floor suite with separate entrance, dual-street exposure, and shared parking in a C2 mixed-use building.
    Where is this office units located?
    The property is located at 4433 Southwestern Blvd Hamburg, NY.
    What is the lease rate?
    The lease rate is $2,200 /Mo.
    What are key features of this property?
    This property features: 2,000+ SF second‑floor commercial suite for lease at 4433 Southwestern Blvd; Separate entrance with an adaptable layout for office, studio, instruction, or professional services; Dual‑street frontage on Southwestern Blvd and Bay View Road in a two‑story corner building
    (716) 239-9001
    We can help!
    Listing Contact
    Alicia Wittman
    Alicia Wittman
    Real Estate License ID: 10301219240
    Learn More
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    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
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