Clarence Mixed-Use Investment
8500 Roll Road, Clarence Center, NY 14032
Two buildings, retail and warehouse, excellent location, investment opportunity.
Type:Retail & Warehouse Buildings
Property size:
35,850 SFPrice / SF:
$110/SF- Added:
- Mar 6, 2026
- Days on Market:
- 72
- Last Refresh:
- Apr 15 at 1:39 pm
Property Features for 8500 Roll Road
General Information
- Standard status
- Active
- Size
- 35,850 SF
- Property subtype
- Retail & Warehouse Buildings
Listing agent Rick Recckio License #NY #31RE0821429 (716) 998-4422
Listing office Recckio Real Estate & Development, Inc. (716) 998-4422
Listing date Mar 6, 2026
Source Recckio
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 Recckio Real Estate & Development, Inc.
HighLights
- Prime location at the intersection of Roll Road and Harris Hill, near Transit Road's amenities but with less traffic.
- Two fully occupied buildings (retail and warehouse) generating immediate income.
- Warehouse features include 3‑phase power, 20' ceiling height, overhead doors, and floor drains.
- Flexible warehouse space divisible into multiple units or convertible into one large area.
- Ample parking with 85+\/- spaces.
- Opportunity to purchase the front retail building and rear warehouse separately.
Overview
This commercial property presents an investment opportunity in Clarence, New York, situated on Roll Road at the intersection of Roll Road and Harris Hill. The location is near Transit Road's shopping, retail, restaurant, and residential areas. The property includes two separate buildings: a front retail building and a rear warehouse building, both fully occupied under lease agreements. The front building benefits from drive-by traffic exposure and is easily accessible via a side and rear parking lot. The spaces are designed for multiple tenants and feature Class A space. The rear warehouse is constructed with block construction and includes 3-phase power, 20' ceiling heights, multiple overhead doors, and floor drains built into the concrete. The building's construction allows for conversion into one large open area or multiple individual spaces, currently divided among four tenants. The property is zoned commercial and has 85+/- parking spaces. The owner is willing to sell each building separately.
Financial Insights
Value Estimation Calculated for Mixed Use
Conservative
$3.74M
NOI $336,766 @ 9.00% cap · cautious / downside scenario
Moderate
$4.81M
NOI $336,766 @ 7.00% cap · market / base-case scenario
Aggressive
$6.74M
NOI $336,766 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
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.
Calculated for Mixed Use
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $645.3k | $18.00 |
| − Vacancy | −$106.5k | −$2.97 |
| EGI | $538.8k | $15.03 |
| − OpEx | −$202.1k | −$5.64 |
| NOI | $336.8k | $9.39 |
35,850 SF · lease $18.00/SF/yr · vacancy 16.50% · expense 37.50%
Alternative Use Scenarios
Best Use
Mixed Use
$4.81M
$4.21M – $5.61M
NOI $336,766 @ 7.0% cap · market cap 8.53%
Second Best
Retail
$4.60M
$4.03M – $5.37M
NOI $322,340 @ 7.0% cap · market cap 8.16%
Theoretical Best
Office A
$7.84M
$6.86M – $9.14M
NOI $548,591 @ 7.0% cap · market cap 13.89%
Zoning and permitted uses should be independently verified with local authorities.
Property Profile
Insight Report
Location Intelligence
Current Use by Public Records
Wilmack Photo
Photography Service
Little Pandas Preschool ...
High School
Discover Fitness redefined.
Gym & Fitness Center
GRN Buffalo
Employment Agency
Richele Renea Photography
Photography Service
Location Insight
- Map
- Local Demand
- City
- Clarence Center
- County
- Erie
- State
- New York
- Longitude
- -78.678109
- Latitude
- 43.000888
Nearby Similar for Sale
FAQs
What type of property is this?
Mixed-use property - Two buildings, retail and warehouse, excellent location, investment opportunity.
Where is this mixed-use property located?
The property is located at 8500 Roll Road Clarence Center, NY.
What is the asking price?
The asking price for this property is $3,950,000.
What are key features of this property?
This property features: Prime location at the intersection of Roll Road and Harris Hill, near Transit Road's amenities but with less traffic.; Two fully occupied buildings (retail and warehouse) generating immediate income.; Warehouse features include 3‑phase power, 20' ceiling height, overhead doors, and floor drains.
