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    4245 Un Rd Cheektowaga, NY 14225

    • Office buildings
    • 25,500 SF
    • 1.20 lot acres
    For Lease
    View listing
    $12 SF/Yr
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-1929736
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Barry Sternberg, Bankruptcy Attorney / Bankruptcy Attorney / Insurance Attorney
    • Dr Sandra L Everett MD / Ophthalmologist
    • Marie-Eve Thoman, MD Ophthalmologist / Ophthalmologist
    • Fisters, Inc. / Corporate Office
    • Zaxis Architectural PC / Architect

    Property Details for 4245 Un Rd

    Year built
    1960
    Lot size
    1.20 lot acres
    Property size
    25,500 SF
    Zone code
    05C
    Property type
    Office buildings
    APN
    143089 91.16-2-60
    APU
    1430899116260

    Description

    This exceptional executive office space, located at 4245 Union Rd in Cheektowaga, NY, offers 900 to 2,400 square feet of first-floor space, perfect for a variety of professional uses. Situated in a high-visibility location just off the Kensington Expressway, this Class C building provides excellent accessibility and exposure. The property boasts ample on-site parking, conveniently located both in front and behind the building, ensuring convenient access for clients and employees. Built in 1960, the 25,500 square foot building currently has 2,400 square feet immediately available for lease. The owner is flexible and willing to divide the space to accommodate the specific needs of prospective tenants. This presents a unique opportunity for businesses seeking a well-located, adaptable office space with attractive lease rates. The property is ready for immediate occupancy, making it an ideal solution for businesses seeking a quick and efficient move-in process. The address is in Erie County, New York, with a zip code of 14225. This single-tenant space is ideal for medical, professional, insurance, or law offices.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $1,042,000
      Market price range: $513k - $2.89M

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

    Location Insight

    • Map
    • Local Demand
    City
    Cheektowaga
    County
    Erie
    State
    New York
    Longitude
    -78.7534
    Latitude
    42.9296
    CBSA code
    15380
    CBSA name
    BUFFALO-NIAGARA FALLS, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $0.00
    $185,000
    $1,285,000
    $1,470,000
    -
    $203,297
    $1,412,088
    $1,615,385

    Comparable in this City

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      109,170 SF

      400 Airborne Pkwy

      OFFICE BUILDING • 109,170 SF
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      View Details
    • Value Estimation
      $3,975,000
      25,900 SF

      295 Cayuga Rd

      OFFICE BUILDING • 25,900 SF
      295 Cayuga Rd, Buffalo, NY 14225
      View Details
    • Value Estimation by Request
      1,500 SF

      3775 Genesee St

      OFFICE BUILDING • 1,500 SF
      3775 Genesee St, Cheektowaga, NY 14225-3539
      View Details
    • Value Estimation
      $11,280,000
      69,255 SF

      3085-3089 Harlem Rd

      PROFESSIONAL BUILDING • 69,255 SF
      3085-3089 Harlem Rd, Buffalo, NY 14225
      View Details
    • Value Estimation
      $695,000
      16,348 SF

      80 Aero Dr

      OFFICE BUILDING • 16,348 SF
      80 Aero Dr, Buffalo, NY 14225-1402
      View Details
    • Value Estimation
      $925,000
      18,800 SF

      495 Aero Dr

      OFFICE BUILDING • 18,800 SF
      495 Aero Dr, Cheektowaga, NY 14225-1463
      View Details

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    Similar Nearby for Lease

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      High-Traffic Corner Office Space

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      Industrial Space Near Buffalo Airport

      52,917 sq ft industrial space near Buffalo Airport.
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    • $12 SF/Yr
      25,500 SF

      First Floor Office Space Available

      Office spaces available in a high-visibility location with ample parking.
      4245 Union Rd, Buffalo, NY 14225
      View Details
    • $10 SF/Yr
      29,748 SF

      The Loft: Cheektowaga Office Space

      Versatile Office & Industrial Space in Cheektowaga, NY
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      View Details
    • $14 SF/Yr
      3,000 SF

      Unique Office Space Available

      Partially furnished office space with flexible lease terms.
      1680 Walden Ave, Buffalo, NY 14225
      View Details
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    4245 Un Rd
    Cheektowaga, NY 14225
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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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