Two-Tenant Building on Main
8670 Main Street, Clarence, NY 14221
Investment or owner/user property with development potential in Clarence, NY.
Type:Retail
Property size:
11,193 SFPrice / SF:
$129/SF- Added:
- Nov 26, 2025
- Days on Market:
- 171
- Last Refresh:
- Apr 5 at 8:49 pm
Property Features for 8670 Main Street
General Information
- Standard status
- Active
- Size
- 11,193 SF
- Property subtype
- Retail
Building Details
- Year Built
- 1972
Listing agent Brian Donovan License #NY #10491202934 (716) 998-2943
Listing office Donovan Real Estate Services (716) 998-2943
Listing date Nov 26, 2025
Source Donovanres
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 Donovan Real Estate Services
HighLights
- 5,575 SF of vacant commercial space – perfect for owner/user or lease.
- Large 2.61 acre lot approved for three additional buildings (4,000, 5,000, and 6,000 SF).
- Located in a high‑traffic commercial area near Transit Road retail corridor.
- Upside potential with room for additional buildings.
- Loading docks in rear of vacant space.
- Good visibility from all directions with pylon sign.
Overview
This two-tenant building is available for sale as an investment property or for owner/user occupancy. The building has been well-maintained by its current owner, a commercial general contractor. Situated on a 2.61-acre lot, the property offers potential for additional development, with previous approvals for three additional buildings of 4,000, 5,000, and 6,000 square feet at the rear of the lot. Currently, there is 5,575 square feet of vacant commercial space suitable for an owner/user or for lease. The vacant space includes loading docks in the rear. The property features a large retail parking lot in the front and large asphalt and stone parking fields in the rear. A pylon sign enhances visibility. The property is located on the north side of Main Street (NY-5), between Harris Hill Road and Thompson Road, in the town of Clarence, just east of the Transit Road retail corridor. NY-5 serves as the main east/west route through the market area. The Transit Road retailer corridor is heavily developed and commercial, with generators including Eastern Hills Mall, Walmart Super Center, Kohl’s, Target, local and national chain restaurants, Stonegate Office Park, Epic Sports and Fun Center, Regal Cinemas & IMAX and numerous hotels. Numerous dense office complexes are also located in the area. This high amount of commercial activity draws shoppers, consumers, and business from all over the northern half of the Buffalo, NY MSA.
Financial Insights
Value Estimation Calculated for Retail
Conservative
$1.12M
NOI $100,640 @ 9.00% cap · cautious / downside scenario
Moderate
$1.44M
NOI $100,640 @ 7.00% cap · market / base-case scenario
Aggressive
$2.01M
NOI $100,640 @ 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 Retail
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $161.2k | $14.40 |
| − Vacancy | −$17.4k | −$1.56 |
| EGI | $143.8k | $12.84 |
| − OpEx | −$43.1k | −$3.85 |
| NOI | $100.6k | $8.99 |
11,193 SF · lease $14.40/SF/yr · vacancy 10.80% · expense 30.00%
Alternative Use Scenarios
Best Use
Retail
$1.44M
$1.26M – $1.68M
NOI $100,640 @ 7.0% cap · market cap 6.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.45M
$2.14M – $2.85M
NOI $171,280 @ 7.0% cap · market cap 11.81%
Zoning and permitted uses should be independently verified with local authorities.
Location Intelligence
Current Use by Public Records
Retail space
Location Insight
- Map
- Local Demand
- City
- Clarence
- County
- Erie
- State
- New York
- Longitude
- -78.6703
- Latitude
- 42.9667
Nearby Similar for Sale
FAQs
What type of property is this?
Retail space - Investment or owner/user property with development potential in Clarence, NY.
Where is this retail space located?
The property is located at 8670 Main Street Clarence, NY.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: 5,575 SF of vacant commercial space – perfect for owner/user or lease.; Large 2.61 acre lot approved for three additional buildings (4,000, 5,000, and 6,000 SF).; Located in a high‑traffic commercial area near Transit Road retail corridor.
