Add Listing
    For Lease
    • 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

    5500 Main St Williamsville, NY

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Lease
    Contact for pricing

    Three-story building in walkable Williamsville with retail and office space.

    Type:OFFICE
    Property size:
    84,000 SF
    Lot size:
    2.90 Acres
    Added:
    Nov 26, 2025
    Days on Market:
    151
    Last Refresh:
    Apr 5 at 9:15 pm

    Property Features for 5500 Main St

    General Information

    Standard status
    Active
    Size
    84,000 SF
    Lot size
    2.90 Acres
    Property subtype
    OFFICE

    Spaces For Lease

    at 5500 Main St Contact us

    We can help!

    Listing Contact
    Bill

    Listing agent Bill

    Listing office Walden Development Group LLC - Corporate

    Listing date Nov 26, 2025

    Source Moodyscre

    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 Walden Development Group LLC - Corporate

    Overview

    84,000 SF Professional Building

    This three-story professional building offers 84,000 square feet of leasable space. The first floor is designed for retail use, while the second and third floors accommodate professional office space. Situated in a village setting within walkable Williamsville, the property is surrounded by shopping and dining destinations. Ample on-site parking is easily accessible. The full-service market rent includes utilities, common area maintenance, taxes, insurance, and light janitorial service.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Kim Whelan, Keller ... Real Estate Agency Williamsville Leasing Foster Care Service TransAct Technologies Inc Big Box & Wholesale Store Wedding Quarters Wedding Service Flaherty John J Law Firm

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Williamsville
    County
    Erie
    State
    New York
    Longitude
    -78.7481
    Latitude
    42.9631

    Nearby Similar for Lease

    • $20 SF/Yr

      Renovated Office Space on Main

      Tastefully renovated office space in a prime Clarence location.
      8828 Main St, Williamsville, NY 14221
      View Details
    • $10 SF/Yr

      Medical Office Space For Rent

      Medical office space available for lease in Clarence, New York.
      8705 Sheridan Drive, Williamsville, NY 14221
      View Details
    • Sponsored
      Contact for pricing

      Buffalo - North Towns

      300 International Dr, Unit 100, Williamsville, NY 14221
      View Details
    • $18 SF/Yr

      Turnkey Restaurant Opportunity in Williamsville

      Profitable Italian restaurant for sale with equipment, recipes, and assets.
      123 Main, Williamsville, NY 14221
      View Details
    • $21 SF/Yr

      Main Street Retail Opportunity

      Retail spaces and ground lease opportunity available on Main Street.
      5363 & 5365 Main Street, Williamsville, NY 14221
      View Details
    • $17 SF/Yr

      Premier Office Space Available

      Office space for lease in professional office township.
      6631 Main St, Williamsville, NY 14221
      View Details
    • $18 SF/Yr

      Medical/Professional Office Space Available

      Medical/professional office space for rent in Williamsville, NY.
      1829 Maple Road, Williamsville, NY 14221
      View Details
    • $21 SF/Yr

      Williamsville Office Space For Rent

      Office space in move-in condition with Main Street access.
      5888 Main St, Williamsville, NY 14221
      View Details
    • $18 SF/Yr

      Versatile Space in Prime Location

      Up to 11,000 SF, ideal for various businesses.
      6325 Main St, Williamsville, NY 14221
      View Details
    • $16 SF/Yr

      Medical Office Space Available 2025

      Medical office space available for lease in 2025.
      2733 Wehrle Drive, Williamsville, NY 14221
      View Details
    • $16 SF/Yr

      Medical Office Space For Rent

      Medical office space with easy access to major highways.
      2733 Wehrle Drive, Williamsville, NY 14221
      View Details
    • $20 SF/Yr

      Renovated Office Building in Williamsville

      Freestanding, single-story Class A office building available for lease/purchase.
      395 Youngs Road, Williamsville, NY, 14221
      View Details

    FAQs

    What type of property is this?
    Office building - Three-story building in walkable Williamsville with retail and office space.
    Where is this office building located?
    The property is located at 5500 Main St Williamsville, NY.
    What are key features of this property?
    This property features: 84,000 square feet of leasable space; Full service market rent includes utilities, CAM, taxes, insurance and light janitorial service; First Floor Retail / Second and Third Floor Professional Office Space
    (716) 264-9736 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Bill
    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

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!