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    VL County Rd, Clarence Center, NY 14032

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    8-acre site for light industrial, warehouse, or office use.

    Type:Land
    Lot size:
    8.00 Acres
    Added:
    Jan 20, 2023
    Days on Market:
    1229
    Last Refresh:
    May 12 at 9:00 pm

    Property Features for VL County Rd

    General Information

    Standard status
    Active
    Lot size
    8.00 Acres
    Property subtype
    Land

    Spaces For Lease

    at VL County Rd Contact us

    Available Space $10/Mo

    Size
    Type
    Land
    Lease Rate: $10.00 SF/yr (NNN)
    Contact us

    We can help!

    Listing Contact
    Joseph Farrauto

    Listing agent Joseph Farrauto License #NY 10301211758

    Listing office HUNT Commercial

    Listing date Jan 20, 2023

    Source Crexi

    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

    HighLights

    • Build‑to‑suit opportunity for a headquarters location.
    • Strategic location with convenient access to the 990 expressway, Canadian border, and Downtown Buffalo.
    • Proposed 30,000‑40,000 square‑foot warehouse and parking facility.
    • Expansive ground‑floor warehouse space with parking.
    • Benefit from 24‑foot ceiling clear heights and ability to support 500 PSF floor loads.
    • Situated on an 8‑acre site with multiple access points.

    Overview

    This 8-acre property is available for build-to-suit development within a business park. The site is suitable for light industrial, warehouse, or office purposes. A proposed 30,000 to 40,000 square-foot warehouse and parking facility is planned. The building will feature multiple access points, 24-foot ceiling clear heights, and the ability to support 500 PSF floor loads. The ground-floor warehouse space will be expansive, with parking available. The location on County Road, just west of Goodrich Road in Clarence, NY, provides convenient access to the 990 expressway. It is approximately 20 minutes from the Canadian border and Downtown Buffalo, as well as other Buffalo suburbs. The location benefits from a robust labor force comprised of skilled trade transportation employees.
    Location Intelligence

    Current Use by Public Records

    Industrial land

    Map

    City
    Clarence Center
    County
    Erie
    State
    New York
    Longitude
    -78.6309
    Latitude
    43.047

    Nearby Similar for Lease

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      Historic Clarence Office Building For Rent

      Historic building in Clarence with high visibility and ample parking.
      5895 Goodrich Rd, Clarence Center, NY 14032
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    • $10 SF/Yr
      8 SF

      8-Acre Site for Lease

      Proposed warehouse and parking facility on an 8-acre site.
      VL County Road, Clarence Center, NY 14032
      View Details
    • Contact for pricing

      Historic Building in Clarence Center

      Historic building with high visibility and ample parking.
      5895 Goodrich Rd, Clarence Center, NY 14032
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    FAQs

    What type of property is this?
    Industrial land - 8-acre site for light industrial, warehouse, or office use.
    Where is this industrial land located?
    The property is located at VL County Rd Clarence Center, NY.
    What is the lease rate?
    The lease rate is $10 SF/Yr.
    What are key features of this property?
    This property features: Build‑to‑suit opportunity for a headquarters location.; Strategic location with convenient access to the 990 expressway, Canadian border, and Downtown Buffalo.; Proposed **30,000‑40,000 square‑foot warehouse** and parking facility.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Joseph Farrauto
    Real Estate License ID: NY 10301211758
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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