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

    487 Main 2nd Floor Street Buffalo, NY 14203

    View on Map
    Claim this Listing
    For Lease
    $1,950/Mo $1.35 SF/Yr (calc)

    COMMERCIAL - Buffalo, NY

    Type:Office
    Property size:
    17,360 SF
    Lot size:
    0.06 Acres
    Added:
    Apr 7, 2025
    Days on Market:
    392
    Last Refresh:
    May 3 at 10:06 am

    Property Features for 487 Main 2nd Floor Street

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Zoning
    N-1DN-1D
    Parking features
    Offsite
    Standard status
    Active
    APN
    140200-111-130-0006-006-000
    Size
    17,360 SF
    Lot size
    0.06 Acres

    Utilities

    Heating system
    Natural Gas, Forced Air
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1915
    Floors in Building
    6
    Roof type
    Flat

    We can help!

    Listing Contact
    Joseph R Battaglia

    Listing agent Joseph R Battaglia License #30BA0771864

    Listing office Keller Williams Realty WNY 5500 Main St. Ste. 108, Williamsville, NY

    Listing date Apr 7, 2025

    MLS# B1597934

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Downtown Buffalo Office Space Available

    Located in downtown Buffalo, this office space is situated on the second floor of a well-maintained building at the corner of Main and Mohawk. The front entrance is conveniently located just feet from a Buffalo Metro Rail stop, and ample parking is available nearby. The space features high ceilings, a natural facade look, and modern design elements, including efficient replacement windows that provide abundant natural light. The layout includes three separate offices and a large, open bullpen/conference area. Additional amenities include bathrooms and a kitchenette area. The building is equipped with an elevator, and the entrance is clean and inviting. The current tenant, a law firm, will be vacating this floor.
    Location Intelligence

    Current Use by Public Records

    Office Units

    Map

    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.851455
    Latitude
    42.927629

    Nearby Similar for Lease

    • $695/Mo

      Office Space with Creek View

      Office space in the heart of Williamsville, NY.
      5629 Main Street, Buffalo, NY 14221
      View Details
    • $2,400/Mo

      Main Street Commercial Space Available

      First floor commercial space on Main Street, Buffalo, NY.
      2290 Main Street, Buffalo, NY 14214
      View Details
    • $15 SF/Yr

      Elmwood Avenue Professional Office Space

      3,000 SF office space in high-traffic Kenmore/Elmwood corridor.
      2555 Elmwood Avenue, Buffalo, NY 14217
      View Details
    • $1,500/Mo

      Seneca Street Retail/Office Space

      679 SF retail/office space in vibrant shopping district.
      2096 Seneca Street, Buffalo, NY 14210
      View Details
    • $800/Mo

      Historic Office Suite For Rent

      Affordable office space in historic Boyd Mansion, Buffalo, NY.
      1109 Delaware Avenue, Buffalo, NY 14209
      View Details
    • $1,850/Mo

      Private Office in Elmwood Village

      Private office in shared space, Elmwood Village location.
      625 W Ferry, Buffalo, NY 14222
      View Details
    • $5,000/Mo

      Turn-Key Restaurant and Warehouse

      Restaurant, renovated apartment, and warehouse for rent in Buffalo.
      898 Genesee Street, Buffalo, NY 14211
      View Details
    • $1.00 SF/Yr

      Harlem Road Commercial Leasing Opportunity

      High-visibility office spaces available for lease on Harlem Road.
      3435 Harlem Road, Buffalo, NY 14225
      View Details
    • $2,450/Mo

      West Seneca Commercial Office Space

      1,842.50 sq ft office space in prime West Seneca location.
      4085 Seneca Street, Buffalo, NY 14224
      View Details
    • $11 SF/Yr

      Renovated Commercial Space with Warehouse

      Adaptable retail, office, and warehouse space in high-visibility location.
      4336 Bailey Avenue, Buffalo, NY 14226
      View Details
    • $2,200/Mo

      Renovated Commercial Space in Buffalo

      Versatile 1,220 sq ft space suitable for various business uses.
      18 Abbott Road, Buffalo, NY 14220
      View Details
    • $750/Mo

      Hertel Avenue Storefront Ready Now

      Updated 400 SF storefront with excellent natural light.
      662 Hertel Avenue, Buffalo, NY 14207
      View Details

    FAQs

    What type of property is this?
    Office units - Downtown Buffalo office space in well-maintained building near Metro Rail.
    Where is this office units located?
    The property is located at 487 Main 2nd Floor Street Buffalo, NY.
    What is the lease rate?
    The lease rate is $1,950 /Mo.
    What are key features of this property?
    This property features: Prime downtown Buffalo location at the corner of Main and Mohawk.; Direct access to Buffalo Metro Rail.; Features **3 private offices and a large open bullpen/conference area.**
    (716) 863-4586
    We can help!
    Listing Contact
    Joseph R Battaglia
    Real Estate License ID: 30BA0771864
    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

    487 Main 2nd Floor Street, Buffalo, NY 14203

    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!