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    9515 Main St Clarence, NY 14031
    Property profile & analytics

    9515 Main St, Clarence, NY 14031

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    • Office Spaces
    • 9,000 SF
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Bright Smiles / Dental Office
    • Dr. Jason Jones / Dental Office
    • Bare It All Esthetics By Britt / Spa & Massage Center
    • Elysium Day Spa / Spa & Massage Center
    • Lueur Beauty Collective / Alternative Medicine Practice / Spa & Massage Center

    Property Details for 9515 Main St

    Property type
    Office Spaces

    Description

    This exceptional 9,000-square-foot office building, located in the affluent Clarence submarket and conveniently situated near Gunnville, presents a unique investment opportunity. Currently configured as a dental office, the property boasts 2,100 square feet of readily available space, ideal for a single practitioner or a satellite office for a larger regional practice. The existing dental equipment is available for purchase, representing a significant cost savings for a new tenant. The building's zoning is designated as Office, ensuring flexibility for a variety of healthcare providers. Beyond dental practices, this space is well-suited for medical practices, podiatrists, chiropractors, or holistic medicine practitioners seeking a prestigious location. The ample parking ensures convenient access for both patients and staff. The single-tenant occupancy provides a streamlined operational environment. This property offers a blend of immediate usability and long-term growth potential within a thriving and desirable community. The existing layout is efficient and well-maintained, minimizing upfront renovation costs. The property's location in the Clarence submarket guarantees high visibility and accessibility, attracting a strong patient base. This is an exceptional opportunity to establish or expand a healthcare practice in a prime location with significant advantages.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Clarence
    County
    Erie
    State
    New York
    Longitude
    -78.6349
    Latitude
    42.9725

    Comparable in this City

    • Value Estimation
      $2,220,000
      13,685 SF

      1 Town Pl

      OFFICE BUILDING
      1 Town Pl, Clarence, NY 14031-1294
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    • Value Estimation
      $960,000
      9,245 SF

      9141 Main St

      OFFICE BUILDING
      9141 Main St, Clarence, NY 14031
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    • Value Estimation by Request
      3,365 SF

      8995 Main St

      OFFICE BUILDING
      8995 Main St, Clarence, NY 14031-1927
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    • Value Estimation
      $795,000
      18,000 SF

      11342 Main St

      OFFICE BUILDING
      11342 Main St, Clarence, NY 14031-1718
      View Details
    • Value Estimation
      $765,000
      6,330 SF

      9092 Main St

      OFFICE BUILDING
      9092 Main St, Clarence, NY 14031-1934
      View Details
    • Value Estimation
      $980,000
      10,176 SF

      9600 Main St

      PROFESSIONAL BUILDING
      9600 Main St, Clarence, NY 14031-2048
      View Details

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    Similar Nearby for Lease

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      Clarence Mixed-Use Opportunity

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    Clarence, NY 14031
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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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