Medical Office Space with
For Sale
Contact for pricing
6645 Main St, Williamsville, NY 14221
Medical office space featuring ample exam rooms, new HVAC in 2023, and more than 60 on-site parking spaces.
Property Size10,500 SF
Price / SF$171.43
Days on Market904
Property Features for 6645 Main St
General Information
Standard status
Active
Size
10,500 SF
Total Parking Spaces
60
Property subtype
OFFICE
Properties For Sale
at 6645 Main St Contact us- Floor
- Bldg
- Size
- 10,500 SF
- Type
- OFFICE
- Availability
- AVAILABLE, Now
- Sublease
- No
6645 Main St
- Main Street Williamsville Medical Office Space for Sale or Lease
- 10,534 sq. ft.
-...
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Listing Agency:
Hanna Commercial Real Estate | Buffalo
(716) 856-7107
Listed By:
Emily Cornwell · License #10991206320
(716) 909-1375
Source:
Moodyscre
Added: Mar 22, 2024
Changed: Sep 10
Last Checked: Sep 10 at 12:34PM
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 medical office space offers ample exam rooms and a layout suited to outpatient care. The property includes new HVAC installed in 2023, supporting reliable year-round comfort.
Located at 6645 Main Street in densely populated Williamsville, just west of Transit Rd, the building is positioned for convenient access and visibility along a heavily traveled corridor.
The site provides 60+ car parks, making patient and staff parking straightforward. The current owner user is willing to stay in place with a new lease, offering an additional option for an incoming tenant or buyer seeking continuity.
Located at 6645 Main Street in densely populated Williamsville, just west of Transit Rd, the building is positioned for convenient access and visibility along a heavily traveled corridor.
The site provides 60+ car parks, making patient and staff parking straightforward. The current owner user is willing to stay in place with a new lease, offering an additional option for an incoming tenant or buyer seeking continuity.
Key Highlights
- 10,534 SF medical office space for sale or lease at 6645 Main Street in Williamsville
- Ample exam rooms designed for medical office use
- New HVAC installed in 2023
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$130,930
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.27%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,618,600
$2.6M
Cap Rate 7%
$1,870,429
$1.9M
Cap Rate 9%
$1,454,778
$1.5M
Market Conditions
NOI Build-Up for 10,500 SF
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.
Gross rent
$214.2K $20.40/SF
− Vacancy
−$39.6K −$3.77/SF
EGI
$174.6K $16.63/SF
− OpEx
−$43.6K −$4.16/SF
NOI
$130.9K $12.47/SF
Area
Buffalo, NY
Vacancy
18.50%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,618,600
Cap Rate 7%
$1,870,429
Cap Rate 9%
$1,454,778
Alternative Uses
Best Use
Office B
$1.87M
$1.64M – $2.18M
NOI $130,930 @ 7.0% cap · market cap 7.27%
Second Best
Healthcare Medical
$1.79M
$1.56M – $2.09M
NOI $125,194 @ 7.0% cap · market cap 6.96%
Theoretical Best
Office A
$2.53M
$2.21M – $2.95M
NOI $176,753 @ 7.0% cap · market cap 9.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
987
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 14221, NY
55,275
Population
25,281
Households
2.2
Avg Household Size
48
Median Age
57%
College-Educated
96%
High-School Grad
23.4 sq mi
ZIP Area
2,362
Density / Sq Mi
$101,275
Median Household Income
$58,665
Median Earnings
$1,560
Median Rent
$298,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Alliance Animal Hospital — 6543 Main St, Williamsville, NY 14221
- Petco Vaccination Clinic — 4401 Transit Rd 600 # 600, Williamsville, NY 14221
Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical office space featuring ample exam rooms, new HVAC in 2023, and more than 60 on-site parking spaces.
Where is this medical office space located?
The property is located at 6645 Main St Williamsville, NY.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 10,534 SF medical office space for sale or lease at 6645 Main Street in Williamsville; Ample exam rooms designed for medical office use; New HVAC installed in 2023
