Retail Space Salon
For Sale
$599,000
8180 Wehrle Drive, Clarence, NY 14221
Updated retail salon space with abundant natural light, newer roof and exterior landscaping, and ample convenient parking.
Days on Market150
Property Features for 8180 Wehrle Drive
General Information
Standard status
Active
Property subtype
Business
Additional Details
Asking Price
$699,000
Building Details
Building Size
2,700 SF
Year Built
2004
Listing Agency:
Hanna Commercial
(716) 909-1375
Listed By:
Emily Cornwell · License #10301217387
(716) 909-1375
Source:
Highfallssir
Added: Mar 3
Changed: Jul 31
Last Checked: Jul 31 at 4:30AM
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
Investment Insights
Based on property information with market context.
This Class A salon buildout offers an updated, clean, contemporary retail space with abundant light and room for a current and growing client base, with over 2,500 SF for the salon operation. A newer roof, newer mechanics, and updated exterior landscaping support day-to-day usability.
The property is located at 8180 Wehrle Drive in Clarence, NY, in a dense residential neighborhood with high traffic and visibility. It is less than .5 miles from Transit Rd, and provides ample convenient parking to support client visits.
The building and parcel are offered for sale as a standalone asset, with business equipment, furnishings, and a long-standing client base noted as available as separate cost.
The property is located at 8180 Wehrle Drive in Clarence, NY, in a dense residential neighborhood with high traffic and visibility. It is less than .5 miles from Transit Rd, and provides ample convenient parking to support client visits.
The building and parcel are offered for sale as a standalone asset, with business equipment, furnishings, and a long-standing client base noted as available as separate cost.
Key Highlights
- Over 2,500 SF retail salon space for a current and growing clientele
- Newer roof and newer mechanics
- Updated exterior landscaping
Financial Insights For Retail
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 | $38.9k | $14.40 |
| − Vacancy | −$4.2k | −$1.56 |
| EGI | $34.7k | $12.84 |
| − OpEx | −$10.4k | −$3.85 |
| NOI | $24.3k | $8.99 |
2,700 SF · lease $14.40/SF/yr · vacancy 10.80% · expense 30.00%
Alternative Uses
Best Use
Retail
$346.8K
$303.5K – $404.6K
NOI $24,277 @ 7.0% cap · market cap 4.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$590.2K
$516.5K – $688.6K
NOI $41,316 @ 7.0% cap · market cap 6.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
570
Businesses Nearby
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
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Updated retail salon space with abundant natural light, newer roof and exterior landscaping, and ample convenient parking.
Where is this retail space located?
The property is located at 8180 Wehrle Drive Clarence, NY.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Over 2,500 SF retail salon space for a current and growing clientele; Newer roof and newer mechanics; Updated exterior landscaping
