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    8511-8521 Sheridan Dr Buffalo, NY 14221

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    8511-8521 Sheridan Dr Buffalo, NY 14221

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    • Retail properties & Spaces
    • 10,000 SF
    • 2.00 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Retail properties & Spaces

    Property Details for 8511-8521 Sheridan Dr

    Year built
    1956
    Lot size
    2.00 lot acres
    Property size
    10,000 SF
    Property type
    Retail properties & Spaces
    Property subtype
    Retail space

    Description

    This exceptional investment opportunity presents a 10,000 square foot retail complex situated on a two-acre parcel at the high-traffic southeast corner of Sheridan Drive and Harris Hill Road in Williamsville, NY. The property comprises two buildings: an 8,000 square foot retail/apartment complex at 8511 Sheridan Drive, and a two-story, two-family residential building at 8521 Sheridan Drive, both constructed in 1956. Benefiting from excellent visibility and accessibility, the property boasts two curb cuts on both Sheridan Drive and Harris Hill Road, offering approximately 283 feet of frontage on Sheridan Drive and 307 feet on Harris Hill Road. The site provides ample on-site parking. High daily traffic counts of 15,334 vehicles on Sheridan Drive and 10,709 on Harris Hill Road ensure significant exposure. The property offers a strong income stream, with a Net Operating Income (NOI) of $46,795 for 8511 Sheridan Drive and $15,936 for 8521 Sheridan Drive. This presents a rare chance to acquire a well-positioned, income-generating property in a desirable location. The asking price is $925,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.6767
    Latitude
    42.9777

    Comparable in this City

    • Value Estimation
      $2,205,000
      9,190 SF

      804 Wehrle Dr

      RETAIL STORES (PERSONAL SERVICES) • 9,190 SF
      804 Wehrle Dr, Buffalo, NY 14221-7727
      View Details
    • Value Estimation
      $790,000
      7,296 SF

      4445 Transit Rd

      RETAIL STORES (PERSONAL SERVICES) • 7,296 SF
      4445 Transit Rd, Buffalo, NY 14221-6023
      View Details
    • Value Estimation
      $2,535,000
      29,422 SF

      8040 Main St

      RETAIL STORES (PERSONAL SERVICES) • 29,422 SF
      8040 Main St, Williamsville, NY 14221-6015
      View Details
    • Value Estimation
      $1,770,000
      15,050 SF

      5275 Transit Rd

      RETAIL STORES (PERSONAL SERVICES) • 15,050 SF
      5275 Transit Rd, Buffalo, NY 14221-2807
      View Details
    • Value Estimation
      $1,360,000
      11,108 SF

      1640 Hopkins Rd

      RETAIL STORES (PERSONAL SERVICES) • 11,108 SF
      1640 Hopkins Rd, Williamsville, NY 14221-1752
      View Details
    • Value Estimation
      $895,000
      7,244 SF

      8100 Transit Rd

      RETAIL STORES (PERSONAL SERVICES) • 7,244 SF
      8100 Transit Rd, Buffalo, NY 14221-4200
      View Details

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    Buffalo, NY 14221
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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.

    More about this property
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