Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Vl County Rd Clarence Center, NY 14032
    Property profile & analytics

    Vl County Rd Clarence Center, NY 14032

    View on Map
    • Land
    • 8.00 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 0 Vl County Rd

    Lot size
    8.00 lot acres
    Property type
    Land
    Property subtype
    Industrial properties

    Description

    This exceptional 8-acre commercial and industrial land parcel presents a unique build-to-suit opportunity in Clarence Center, NY. Located on VL County Road, just west of Goodrich Road, this property offers unparalleled access to major transportation arteries, including convenient proximity to the 990 Expressway, the Canadian border, and downtown Buffalo. The site is ideally suited for the development of a light industrial, warehouse, or office facility, with plans currently in place for a proposed 30,000-40,000 square-foot building. This proposed facility will boast impressive features including multiple access points, high ceilings (24-foot clear height), and the capacity to support 500 pounds per square foot floor loads. The expansive ground-floor warehouse space will be complemented by ample parking. The property's strategic location within the County Road Business Park benefits from a strong local workforce, particularly skilled trades and transportation employees. This is a prime location for businesses seeking efficient logistics and a skilled labor pool. The single-tenant site is situated in Erie County, NY, with a zip code of 14032. This is an exceptional opportunity to establish a significant presence in a thriving business community. The property is zoned for commercial and industrial use.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Clarence Center
    County
    Erie
    State
    New York
    Longitude
    -78.6351
    Latitude
    43.0317

    Comparable in this City

    • Value Estimation by Request

      Clarence Center, NY 14032

      REFINERY, PETROLEUM PRODUCTS
      Clarence Center, NY 14032
      View Details
    • Value Estimation by Request
      6,498 SF

      9755 County Rd

      INDUSTRIAL (GENERAL) • 6,498 SF
      9755 County Rd, Clarence Center, NY 14032-9651
      View Details
    • Value Estimation by Request

      Clarence Center, NY 14032

      REFINERY, PETROLEUM PRODUCTS
      Clarence Center, NY 14032
      View Details
    • Value Estimation by Request

      Clarence Center, NY 14032

      REFINERY, PETROLEUM PRODUCTS
      Clarence Center, NY 14032
      View Details
    • Value Estimation by Request

      Clarence Center, NY 14032

      REFINERY, PETROLEUM PRODUCTS
      Clarence Center, NY 14032
      View Details
    • Value Estimation by Request
      3,716 SF

      6035 Railroad St

      LUMBERYARD, BUILDING MATERIALS • 3,716 SF
      6035 Railroad St, Clarence Center, NY 14032-9764
      View Details

    Similar Nearby for Sale

    • $85,900
      1.50 Acres

      Land in Clarence Center, NY

      1.5 acre building lot with 332 foot frontage.
      Tonawanda Creek Rd, Clarence Center, NY 14032
      View Details
    • $2,200,000

      Clarence Commercial Property Investment Opportunity

      Two buildings (retail & warehouse) in excellent Clarence, NY location.
      8500 Roll Rd, Clarence Center, NY 14032
      View Details
    • Contact for pricing
      15,000 SF

      Commercial Property Investment Opportunity

      Commercial property in Clarence, NY with retail and warehouse buildings.
      8500 Roll Rd, Clarence Center, NY 14032
      View Details
    • $549,000

      Clarence Center Commercial Redevelopment Opportunity

      Redevelopment opportunity in Clarence Center with approved plans and permits.
      6260 Goodrich Rd, Clarence Center, NY 14032
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      1,920 SF

      Retail and Warehouse Space Available

      Open retail space with adjoining warehouse and redevelopment potential.
      5844 Goodrich Rd, Clarence, NY 14032
      View Details
    • $10 SF/Yr

      8-Acre Site for Lease

      Proposed warehouse and parking facility on an 8-acre site.
      Vl County Rd, Clarence Center, NY 14032
      View Details
    • $10 SF/Yr

      Land Ready for Development

      8-acre site for light industrial, warehouse, or office use.
      Vl County Rd, Clarence Center, NY 14032
      View Details
    • Contact for pricing

      Historic Clarence Office Building For Rent

      Historic building in Clarence with high visibility and ample parking.
      5895 Goodrich Rd, 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
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Vl County Rd
    Clarence Center, NY 14032
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    Vl County Rd, Clarence Center, NY, 14032
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!