Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    6480 Main St Williamsville, NY 14221
    Back to Search
    Property profile & analytics

    6480 Main St Williamsville, NY 14221

    View on Map
    • Office properties & Spaces
    • 3,708 SF
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Boscarino Martin A MD / Ophthalmologist
    • Comaratta Mark R MD / Ophthalmologist
    • Lee Henry C MD / Ophthalmologist
    • OCLI Vision Williamsville (Buffalo Niagara Retina Associates) / Eye Care Center
    • APA Solutions / Training Center / Tutoring Service

    Property Details for 6480 Main St

    Year built
    1995
    Property size
    3,708 SF
    Property type
    Office properties & Spaces
    Property subtype
    Medical Office Space

    Description

    This exceptional 3,708 square foot medical office condo is ideally situated on Main Street in Williamsville, New York, near Transit Road. The single-story, Class B building, constructed in 1995, offers a well-appointed corner suite perfect for medical or professional office use. The unit, identified as #1, boasts a highly desirable location, providing excellent visibility and accessibility. The asking price for this immediately available property is $495,000. Located in Erie County, with the full address being 6480 Main St, Williamsville, NY 14221, this property presents a compelling opportunity for businesses seeking a prominent and functional space. The convenient location ensures easy access for clients and employees alike. This turnkey solution eliminates the need for extensive renovations, allowing for a quick and seamless transition into your new office space. The property's size and layout are well-suited for a variety of medical or professional practices. Don't miss this chance to establish your business in a thriving and highly visible location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Williamsville
    County
    Erie
    State
    New York
    Longitude
    -78.7118
    Latitude
    42.9671

    Comparable in this City

    • Value Estimation by Request
      823 SF

      39 Maple Rd

      Medical Office Space • 823 SF
      39 Maple Rd, Buffalo, NY 14221
      View Details
    • Value Estimation by Request
      15,696 SF

      531 Farber Lakes Dr

      Medical Office Space • 15,696 SF
      531 Farber Lakes Dr, Buffalo, NY 14221
      View Details
    • Value Estimation by Request
      20,437 SF

      2733 Wehrle Dr

      Medical Office Space • 20,437 SF
      2733 Wehrle Dr, Williamsville, NY 14221
      View Details
    • Value Estimation by Request
      1,453 SF

      41 Maple Rd

      Medical Office Space • 1,453 SF
      41 Maple Rd, Buffalo, NY 14221
      View Details
    • Value Estimation
      $740,000
      27,146 SF

      1542 Maple Rd

      MEDICAL CLINIC • 27,146 SF
      1542 Maple Rd, Buffalo, NY 14221-3625
      View Details
    • Value Estimation
      $1,245,000
      40,194 SF

      115 Flint Rd

      MEDICAL CLINIC • 40,194 SF
      115 Flint Rd, Buffalo, NY 14221-3058
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      11,822 SF

      Two-Story Medical Office Building

      Two-story medical office building for sale in Amherst, NY.
      825 Wehrle Dr, Williamsville, NY 14221
      View Details
    • $495,000

      Medical/Office Condo Unit For Sale

      Single-story, 3708 SF medical/office condo available for immediate occupancy.
      6480 Main St, Williamsville, NY 14221
      View Details
    • $299,999
      Pending

      Updated Condominium on Maple Road

      Updated condominium suitable for medical, accounting, or attorney offices.
      37 Maple Rd, Buffalo, NY 14221
      View Details
    • $175,000

      Williamsville Office Condo For Sale

      Professional or medical office condo in the Village of Williamsville.
      6490 Main St, Williamsville, NY 14221
      View Details
    • Contact for pricing
      7,210 SF

      Fully Leased Williamsville Office Building

      Stable income-generating medical office building for sale in Buffalo, NY.
      1120 Youngs Rd, Buffalo, NY 14221
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Williamsville Medical Office Space Available

      Well-located medical office space near Millard Fillmore Suburban Hospital.
      1150 Youngs Rd, Buffalo, NY 14221
      View Details
    • Contact for pricing
      2,166 SF

      Renovated Medical Hub with Amenities

      Newly renovated medical hub near healthcare organizations with on-site amenities.
      6255 Sheridan Dr, Buffalo, NY 14221
      View Details
    • $10 SF/Yr

      Medical Office Space For Rent

      Medical office space available for lease in Clarence, New York.
      8705 Sheridan Dr, Williamsville, NY 14221
      View Details
    • $18 SF/Yr

      Medical/Professional Office Space Available

      Medical/professional office space for rent in Williamsville, NY.
      1829 Maple Rd, Williamsville, NY 14221
      View Details
    • Contact for pricing

      Medical Office Space Near Hospital

      Medical office suite with high visibility near Millard Fillmore Hospital.
      1630 Maple Rd, Buffalo, NY 14221
      View Details
    • $16 SF/Yr

      Medical Office Space For Rent

      Medical office space with easy access to major highways.
      2733 Wehrle Dr, Williamsville, NY 14221
      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.
    6480 Main St
    Williamsville, NY 14221
    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
    6480 Main St, Williamsville, NY, 14221
    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!