Add Listing
    For Sale
    • 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

    6480 Main Street Williamsville, NY 14221

    View on Map
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $495,000

    Single-story, 3708 SF medical/office condo available for immediate occupancy.

    Type:Office
    Property size:
    3,708 SF
    Added:
    Nov 21, 2025
    Days on Market:
    132
    Last Refresh:
    Mar 30 at 8:48 pm

    Property Features for 6480 Main Street

    General Information

    Standard status
    Active
    Size
    3,708 SF
    Property subtype
    Office

    Building Details

    Year Built
    1995

    We can help!

    Listing Contact
    Heidi Nuessle
    Heidi Nuessle

    Listing agent Heidi Nuessle License #10301212311

    Listing office Hunt Commercial - Buffalo

    Listing date Nov 21, 2025

    Source Huntcommercial

    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 Hunt Commercial - Buffalo

    Overview

    Medical/Office Condo Unit For Sale

    This single-story medical/office condo unit, designated as unit #1, offers 3708 square feet of space. The corner suite is well-appointed and situated in a desirable location on Main Street, near Transit Road. It is ideally suited for medical and/or professional office use and is available for immediate occupancy.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Boscarino Martin A MD Ophthalmologist Comaratta Mark R ... Ophthalmologist Lee Henry C ... Ophthalmologist OCLI Vision Williamsville ... Eye Care Center APA Solutions Training Center

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Williamsville
    County
    Erie
    State
    New York
    Longitude
    -78.7118
    Latitude
    42.966

    Nearby Similar for Sale

    • $750,000
      3,800 SF

      High Visibility Retail Building For Sale

      Well-maintained 3,800 SF retail building with high visibility and frontage.
      8035 Greiner Road, Williamsville, NY 14221
      View Details
    • $800,000
      4,931 SF

      Main Street Investment Opportunity

      Fully leased office buildings in walkable Amherst-Williamsville.
      5684 Main Street, Williamsville, NY 14221
      View Details
    • $799,000
      4,920 SF

      Professional Office Building on Main

      Stand-alone office building in the heart of Amherst, NY.
      6512 Main St, Williamsville, NY 14221
      View Details
    • $1,350,000
      11,000 SF

      Turnkey Class-B Office Building

      Vacant office building with first-rate buildout for professional services.
      17 Beresford Court, Williamsville, NY 14221
      View Details
    • $395,000
      1,800 SF

      Williamsville Professional Office Building For Sale

      Two-story, 1800 SF office building in the heart of Williamsville.
      5695 Main Street, Williamsville, NY 14221
      View Details
    • $1,650,000
      3,950 SF

      Williamsville Retail Investment Opportunity

      Fully leased multi-tenant property in a high-traffic Williamsville location.
      5429 Main Street, Williamsville, NY 14221
      View Details
    • $360,000
      1,852 SF

      Main Street Commercial Property For Sale

      Commercial property on Main Street, Williamsville, suitable for professional office.
      6025 Main Street, Williamsville, NY 14221
      View Details
    • $1,300,000
      7,500 SF

      Williamsville Retail Investment Opportunity

      Prime retail property in Williamsville with growth potential.
      5436 Main, Williamsville, NY 14221
      View Details
    • $69,900
      1,200 SF

      Turnkey Restaurant Business For Sale

      Updated restaurant space for sale with equipment included.
      704 Maple Road, Williamsville, NY 14221
      View Details
    • $175,000
      1,350 SF

      Williamsville Office Condo For Sale

      Professional or medical office condo in the Village of Williamsville.
      6490 Main St Ste 4, Williamsville, NY 14221
      View Details
    • $925,000
      10,000 SF

      Sheridan Drive Retail/Residential Redevelopment

      Prime redevelopment site with retail and residential buildings.
      8511-8521 Sheridan Drive, Williamsville, NY 14221
      View Details
    • Contact for pricing

      Fully Leased Transit Road Plaza

      23,334 SF strip center on 13.69 acres.
      5445 Transit Road, Williamsville, NY 14221
      View Details

    FAQs

    What type of property is this?
    Medical Office Space - Single-story, 3708 SF medical/office condo available for immediate occupancy.
    Where is this medical office space located?
    The property is located at 6480 Main Street Williamsville, NY.
    What is the asking price?
    The asking price for this property is $495,000.
    What are key features of this property?
    This property features: Well‑appointed 3708 SF corner suite.; Ideal for medical and/or professional office use.; Very desirable location on Main St near Transit Rd.
    (716) 880-1917
    We can help!
    Listing Contact
    Heidi Nuessle
    Heidi Nuessle
    Real Estate License ID: 10301212311
    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!