Main Street Office Building For
9600 Main Street, Clarence, NY 14031
Prominent 10,176 SF office building with leaseback opportunity.
Type:Office
Property size:
10,176 SFLot size:
2.13 AcresPrice / SF:
$142/SF- Added:
- Jan 27, 2026
- Days on Market:
- 109
- Last Refresh:
- Apr 5 at 9:00 pm
Property Features for 9600 Main Street
General Information
- Standard status
- Active
- Size
- 10,176 SF
- Lot size
- 2.13 Acres
- Property subtype
- Office
Building Details
- Year Built
- 1977
Listing agent Stephen Hunt License #10301203321 (716) 880-1911
Listing office Hunt Commercial - Buffalo (716) 880-1911
Listing date Jan 27, 2026
Source Huntcommercial
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
HighLights
- Immediate availability of 3,700 sf (1,200 sf + 2,500 sf) for lease or owner‑occupancy.
- Opportunity for immediate rental income from 6,000 sf leased to W.J. Cox until June 30, 2028, with a leaseback agreement in place.
- Significant price reduction from $1,500,000 to $1,450,000.
- Total building size of 10,176 sf on a large 2.13‑acre lot.
- Ample paved parking for 60 cars with additional land available for expansion.
- Prominent Main Street location across from Clarence High School.
Overview
Located on Main Street, across from Clarence High School and east of Goodrich Road, this 10,176 square foot office building is available for purchase. The property is situated on a 2.13-acre lot with paved parking for 60 cars, and includes additional land north of the current parking lot suitable for further parking or building expansion. The current major tenant, W. J. Cox Company, has a lease until June 30, 2028, and will lease back the property until this date for a purchaser of the whole property. Two adjoining areas of 1,200 square feet and 2,500 square feet are available immediately for lease or owner-occupancy. The property may be advantageous for someone needing 4,000 square feet immediately, with the remaining 6,000 square feet productively rented.
Financial Insights
Value Estimation Calculated for Office B
Conservative
$1.42M
NOI $127,512 @ 9.00% cap · cautious / downside scenario
Moderate
$1.82M
NOI $127,512 @ 7.00% cap · market / base-case scenario
Aggressive
$2.55M
NOI $127,512 @ 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 Office B
| 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 Use Scenarios
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 Profile
Insight Report
Location Intelligence
Current Use by Public Records
W J Cox ...
Insurance Agency
C O Wj ...
Insurance Agency
Financial Design Group
Financial Advisor
Location Insight
- Map
- Local Demand
- City
- Clarence
- County
- Erie
- State
- New York
- Longitude
- -78.6319
- Latitude
- 42.9741
Nearby Similar for Sale
FAQs
What type of property is this?
Office building - Prominent 10,176 SF office building with leaseback opportunity.
Where is this office building located?
The property is located at 9600 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: Immediate availability of **3,700 sf** (1,200 sf + 2,500 sf) for lease or owner‑occupancy.; Opportunity for immediate rental income from 6,000 sf leased to W.J. Cox until June 30, 2028, with a leaseback agreement in place.; Significant price reduction from $1,500,000 to $1,450,000.
