Mixed-Use Office and
6455 Lake Ave Orchard Park, NY 14127
For Sale
Contact for pricing
Stabilized property with a recently remodeled second-floor office suite and two fully renovated residential apartments.
Property Size14,943 SF
Price / SF$76.96
Days on Market9
Property Features for 6455 Lake Ave
General Information
Standard status
Active
Size
14,943 SF
Property subtype
OFFICE
Listing Agency:
Hanna Commercial Real Estate | Buffalo
(716) 830-3325
Listed By:
Joseph Deck · License #30DE0804140
(716) 830-3325
Source:
Moodyscre
Added: Jul 22
Changed: Jul 26
Last Checked: Jul 26 at 10:51AM
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
Investment Insights
Based on property information with market context.
This cash-flowing mixed-use property includes a recently remodeled second-floor office space. The building also features two residential apartments that have been fully renovated within the past three years, providing in-place residential income. Additional upside potential is noted for the second-floor office suite.
Roof replacement was completed approximately three years ago, and rooftop HVAC units were replaced approximately four years ago. The property is described as having an excellent location in the Southtowns.
New leases are in place, supporting income stability for the office and residential components. The configuration is well suited for an owner-user looking to maintain in-place income while occupying personal office space.
Roof replacement was completed approximately three years ago, and rooftop HVAC units were replaced approximately four years ago. The property is described as having an excellent location in the Southtowns.
New leases are in place, supporting income stability for the office and residential components. The configuration is well suited for an owner-user looking to maintain in-place income while occupying personal office space.
Key Highlights
- Cash‑flowing investment property with stabilized income from new leases
- Recently remodeled 2nd floor office space
- Two fully renovated residential apartments, with renovations completed within the past 3 years
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $206.2k | $13.80 |
| − Vacancy | −$69.0k | −$4.61 |
| EGI | $137.3k | $9.19 |
| − OpEx | −$41.2k | −$2.76 |
| NOI | $96.1k | $6.43 |
14,943 SF · lease $13.80/SF/yr · vacancy 33.44% · expense 30.00%
Alternative Uses
Best Use
Office B
$2.67M
$2.34M – $3.12M
NOI $187,246 @ 7.0% cap · market cap 16.28%
Second Best
Multifamily LT 5
$1.37M
$1.20M – $1.60M
NOI $96,079 @ 7.0% cap · market cap 8.35%
Theoretical Best
Office A
$3.27M
$2.86M – $3.81M
NOI $228,664 @ 7.0% cap · market cap 19.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Office units - Stabilized property with a recently remodeled second-floor office suite and two fully renovated residential apartments.
Where is this office units located?
The property is located at 6455 Lake Ave Orchard Park, NY.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Cash‑flowing investment property with stabilized income from new leases; Recently remodeled 2nd floor office space; Two fully renovated residential apartments, with renovations completed within the past 3 years
