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    Property profile & analytics

    11450 Main St Clarence, NY 14031

    • Office buildings
    • 7,760 SF
    • 5.40 lot acres
    For Lease
    View listing
    $12 SF/Yr
    Last Sale
    Mar 31, 2021
    $660,000
    Value Estimations
    $710,000
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3720278
    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

    • Office buildings

    Property Details for 11450 Main St

    Year built
    1973
    Lot size
    5.40 lot acres
    Property size
    7,760 SF
    Zone code
    17
    Property type
    Office buildings
    APN
    145689 60.00-1-18
    APU
    1456896000118

    Description

    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.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $870,000
      ML approach
      $810,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $563,000
      Market price range: $563k - $1.31M

    • 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

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

    Location Insight

    • Map
    • Local Demand
    City
    Clarence
    County
    Erie
    State
    New York
    Longitude
    -78.5586
    Latitude
    42.9901
    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
    $69,800
    $280,200
    $350,000
    -
    $69,800
    $280,200
    $350,000

    Comparable in this City

    • Value Estimation
      $795,000
      18,000 SF

      11342 Main St

      OFFICE BUILDING • 18,000 SF
      11342 Main St, Clarence, NY 14031-1718
      View Details
    • Value Estimation
      $765,000
      6,330 SF

      9092 Main St

      OFFICE BUILDING • 6,330 SF
      9092 Main St, Clarence, NY 14031-1934
      View Details
    • Value Estimation
      $980,000
      10,176 SF

      9600 Main St

      PROFESSIONAL BUILDING • 10,176 SF
      9600 Main St, Clarence, NY 14031-2048
      View Details
    • Value Estimation
      $980,000
      8,934 SF

      9845 Main St

      OFFICE BUILDING • 8,934 SF
      9845 Main St, Clarence, NY 14031-7099
      View Details
    • Value Estimation
      $715,000
      9,186 SF

      8940 Main St

      OFFICE BUILDING • 9,186 SF
      8940 Main St, Clarence, NY 14031-1959
      View Details
    • Value Estimation
      $785,000
      4,800 SF

      9650 Main St

      PROFESSIONAL BUILDING • 4,800 SF
      9650 Main St, Clarence, NY 14031-2004
      View Details

    Similar Nearby for Sale

    • $1,500,000
      10,176 SF

      Main Street Office Building Available

      Office building with spaces for sale or lease.
      9600 Main St, Clarence, NY 14031
      View Details
    • $475,000
      3,965 SF

      Main Street Professional Office

      Former medical office suitable for various professional uses.
      8995 Main St, Clarence, NY 14031
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    • $1,450,000
      10,176 SF

      Main Street Office Building For Sale

      Prominent 10,176 SF office building with leaseback opportunity.
      9600 Main St, Clarence, NY 14031
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    • Contact for pricing

      Main Street Retail/Office Opportunity

      Prime location on Main Street suitable for retail or office.
      10000 Main St, Clarence, NY 14031
      View Details
    • $887,900
      13,300 SF

      Clarence Main Street Office Building

      Prime Office/Warehouse Space in Clarence
      10295 Main St, Clarence, NY 14031
      View Details
    • Contact for pricing

      Transit Road Land For Sale

      22.4+ acre site with commercial and residential zoning.
      4295 Transit Rd, Clarence, NY 14031
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Historic Office Space in Clarence

      Charming office space in a historic Clarence building.
      10545 Main St, Clarence, NY 14031
      View Details
    • $15 SF/Yr

      Turn-Key Office Space Available

      1,750 SF office space for rent in Clarence, NY.
      9159 Main St, Clarence, NY 14031
      View Details
    • $15 SF/Yr

      Main Street Office Space Available

      Office space for rent in Clarence, NY, up to 4,000 SF.
      9276 Main St, Clarence, NY 14031
      View Details
    • $10 SF/Yr
      1,800 SF

      Mixed-Use Property on Main Street

      Office, flex, and warehouse space in Clarence, NY.
      10151 Main St, Clarence, NY 14031
      View Details
    • Contact for pricing

      Transit Road Retail/Office Opportunity

      Renovated stand-alone building suitable for retail or office use.
      5375 Transit Rd, Clarence, NY 14031
      View Details
    • Contact for pricing
      26,500 SF

      Renovated Flex Property Near Buffalo

      Newly renovated flex manufacturing, warehouse, and office property for lease.
      11342 Main St, Clarence, NY 14031
      View Details
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    11450 Main St
    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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