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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Office buildings
11450 Main St, Clarence, NY 14031
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US63-3720278
Property summary
AI-generated overview
This exceptional 32,000-square-foot industrial property at 11450 Main St, Clarence, NY 14031, offers a unique blend of manufacturing, distribution, warehouse, flex, and R&D capabilities. Currently featuring a single tenant occupancy, 7,000 square feet of space is immediately available. The building is classified as Class B and boasts a versatile, wide-open floor plan, perfect for customization to suit diverse business needs. Its prime location in Clarence, NY provides easy access to a growing community, making it an ideal setting for expansion or new ventures. The property is suitable for a range of uses, from manufacturing operations to retail ventures or dynamic workspaces. The lease is a gross modified lease with escalation over the base year based on actual expenses (insurance, taxes, and CAM). This adaptable space presents a significant opportunity for businesses seeking a functional and flexible location in a thriving area. The property's size and adaptability make it a compelling option for businesses looking to grow and thrive in a convenient and accessible location.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1973
Total area
7,760 SF
Lot
5.4 ac (235,224 SF)
Zoning code
17
APN
145689 60.00-1-18
UPID
US63-3720278
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$810k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$563k
Blend (final)
Blend
$710k
Owner & transaction history
11450 Main LLC · 5 yrs held
11450 Main LLC
since 2021
Last sale
$660,000
2 recorded transactions
Zoning & alternative use
17 · Clarence, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.1M
+24.4%
Restaurant
$1.1M
+17.0%
Neighborhood: shopping center
$1.1M
+15.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Clarence submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clarence submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$870,000
ML approach
$810,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$905,000
Current use
RETAIL STORES
$1,125,000
Change: +24% · Conversion: Moderate
RESTAURANT
$1,060,000
Change: +17% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,050,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$925,000
Change: +2% · Conversion: Easy
AUTO REPAIR, GARAGE
$780,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$710k
Range $639k – $781k · ±10% · vs last sale $660k (Mar 31 2021)
Last sale anchor
$660k
Mar 31 2021
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$91 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Assessed value
$350,000
Assessed 2023
Previous assessed
$345,000
+1.4% YoY
Assessed land
$69,800
Assessed improvement
$280,200
Land market value
$69,800
Improvement market value
$280,200
Total market value
$350,000
Applied tax rate
143,201.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1973
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
1
Total area
7,760 SF
Lot
5.4 ac (235,224 SF)
Zoning code
17
APN
145689 60.00-1-18
UPID
US63-3720278
Jurisdiction
ERIE
Zoning & alternative use
17 · Clarence, NY
Zoning 17 · permitted uses
17 · Clarence, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Clarence. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$905,000
RETAIL STORES
Est. value
$1.1M
RESTAURANT
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$925,000
AUTO REPAIR, GARAGE
Est. value
$780,000
OFFICE BUILDING Current
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1973
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
5.4 ac
Current owner
From public records · entity-resolved
11450 Main LLC
Entity
Mailing address
9829 MAIN ST, CLARENCE, NY 14031-2173
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2021
$660,000
11450 Main LLC
Jonas Land Holdins LLC
Warranty Deed
—
—
—
Jonas Land Holdings LLC
—
Deed Of Trust
related
$125,265 · M & T Real Estate Trust
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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