Two Adjoining Office
9600 Main St Clarence, NY 14031
For Sale
Contact for pricing
Two adjoining office spaces are available on the south end of a 10,176 SF building facing Main Street.
Property Size10,176 SF
Lot Size2.14 Acres
Price / SF$142.49
Days on Market503
Property Features for 9600 Main St
General Information
- Standard status
- Active
- Size
- 10,176 SF
- Lot size
- 2.14 Acres
- Property subtype
- OFFICE
Listing Agency:
Hunt Commercial - Buffalo
(716) 444-0299
Listed By:
Stephen N. Hunt · License #10301203321
(716) 444-0299
Source:
Moodyscre
Added: Mar 10, 2025
Changed: Jul 25
Last Checked: Jul 25 at 9:33AM
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
Investment Insights
Based on property information with market context.
The property offers two adjoining office spaces on the southern end of a 10,176-square-foot building. The available configurations include one space of about 1,200 square feet and a second space of about 2,500 square feet, both positioned to face Main Street.
The building sits directly across the street from Clarence High School and just east of Goodrich Road. A paved parking lot provides approximately 60 spaces on 2.14 acres.
The building is approximately 10,176 square feet total, and ownership is affiliated with W.J. Cox Associates, Inc., which occupies about 6,000 square feet on the north side of the building.
The building sits directly across the street from Clarence High School and just east of Goodrich Road. A paved parking lot provides approximately 60 spaces on 2.14 acres.
The building is approximately 10,176 square feet total, and ownership is affiliated with W.J. Cox Associates, Inc., which occupies about 6,000 square feet on the north side of the building.
Key Highlights
- Two adjoining office spaces available on the southern end of a 10,176 SF building.
- Spaces total about 3,700 SF: one about 1,200 SF and the other about 2,500 SF.
- Building faces Main Street and is directly across from Clarence High School.
Financial Insights For Office B
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 | $207.6k | $20.40 |
| − Vacancy | −$37.6k | −$3.69 |
| EGI | $170.0k | $16.71 |
| − OpEx | −$42.5k | −$4.18 |
| NOI | $127.5k | $12.53 |
10,176 SF · lease $20.40/SF/yr · vacancy 18.10% · expense 25.00%
Alternative Uses
Best Use
Office B
$1.82M
$1.59M – $2.13M
NOI $127,512 @ 7.0% cap · market cap 8.79%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.22M
$1.95M – $2.60M
NOI $155,717 @ 7.0% cap · market cap 10.74%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
W J Cox ...
Insurance Agency
C O Wj ...
Insurance Agency
Financial Design Group
Financial Advisor
FAQs
What type of property is this?
Office units - Two adjoining office spaces are available on the south end of a 10,176 SF building facing Main Street.
Where is this office units located?
The property is located at 9600 Main St 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: Two adjoining office spaces available on the southern end of a 10,176 SF building.; Spaces total about 3,700 SF: one about 1,200 SF and the other about 2,500 SF.; Building faces Main Street and is directly across from Clarence High School.
