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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    15 Lawrence Bell Dr Buffalo, NY 14221-7075

    • Warehouses
    • 19,580 SF
    • 1.78 lot acres
    OFF-MARKET
    Value Estimations
    $695,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-2312309
    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

    • Comforté / Alternative Medicine Practitioner
    • Peerless Hi-Temp Fabrication LLC / Building Materials Supplier / Plastic Fabrication Company
    • Peerless Inc / Industrial Equipment Supplier
    • Peerless Procore / Industrial Consultant

    Property Details for 15 Lawrence Bell Dr

    Year built
    1987
    Lot size
    1.78 lot acres
    Property size
    19,580 SF
    Property type
    Warehouses
    APN
    142289 81.02-3-25.21
    APU
    142289810232521

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $613,000
      Market price range: $370k - $1.32M

    • Alternative Use

      Use
      Estimation
      WAREHOUSE, STORAGE
      $1,095,000
      Current use

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

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.7241
    Latitude
    42.9525
    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
    2019
    $22,142
    $90,000
    $680,000
    $770,000
    -
    $145,161
    $1,096,774
    $1,241,935

    Comparable in this City

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      $1,120,000
      16,560 SF

      8520 Sheridan Dr

      WAREHOUSE, STORAGE • 16,560 SF
      8520 Sheridan Dr, Buffalo, NY 14221-6210
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    • Value Estimation by Request
      4,800 SF

      4871 Transit Rd

      BULK STORAGE, TANKS • 4,800 SF
      4871 Transit Rd, Buffalo, NY 14221-4121
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    • Value Estimation
      $10,490,000
      18,522 SF

      8209 Main St

      WAREHOUSE, STORAGE • 18,522 SF
      8209 Main St, Williamsville, NY 14221-6027
      View Details
    • Value Estimation
      $1,345,000
      8,189 SF

      76 Long St

      WAREHOUSE, STORAGE • 8,189 SF
      76 Long St, Williamsville, NY 14221
      View Details
    • Value Estimation by Request
      1,350 SF

      8135 Main St

      WAREHOUSE, STORAGE • 1,350 SF
      8135 Main St, Williamsville, NY 14221-6032
      View Details
    • Value Estimation
      $1,185,000
      19,380 SF

      480 Lawrence Bell Dr

      WAREHOUSE, STORAGE • 19,380 SF
      480 Lawrence Bell Dr, Williamsville, NY 14221-7076
      View Details

    Similar Nearby for Sale

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      Redevelopment Opportunity in Amherst Inducon

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      Amherst Industrial Facility For Sale

      126,659 SF industrial facility on 8.27 acres in Amherst, NY.
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    • $2,600,000
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      Flex Building Near Airport

      Flex building with warehouse and office space near airport.
      80 Lawrence Bell Dr, Buffalo, NY 14221
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    • Contact for pricing
      15.82 Acres

      Williamsville R&D Land - 15 Acres

      Prime R&D land near major roadways.
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      Historic Brewery Site For Sale

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    Similar Nearby for Lease

    • Contact for pricing
      25,000 SF

      Office/Flex/Warehouse Space for Lease

      Office, flex, and warehouse spaces available for lease.
      Inducon Business Park, Williamsville, NY 14221
      View Details
    • Contact for pricing
      60,000 SF

      Williamsville Warehouse: 60,000 SF

      Modern warehouse, prime Buffalo location.
      415 Lawrence Bell Dr, Buffalo, NY 14221
      View Details
    • $8 SF/Yr
      16,625 SF

      Office/Warehouse Flex Space Available

      Office/warehouse flex space for lease near the airport.
      430 Lawrence Bell Dr, Williamsville, NY 14221
      View Details
    • $6 SF/Yr
      17,500 SF

      Warehouse Space with Overhead Door

      3,750 SF warehouse space featuring a 12-foot overhead door.
      420 Lawrence Bell Dr, Williamsville, NY 14221
      View Details
    • Contact for pricing
      25,000 SF

      Williamsville Office/Flex Space Available

      Modern office & flex space in Erie County, NY
      0 Inducon Business Park, Williamsville, NY 14221
      View Details
    • Contact for pricing
      5,824 SF

      Amherst Flex/Office Space Available

      12,894 SF flex/office space for lease in Buffalo, NY.
      190 Lawrence Bell Dr, Buffalo, NY 14221
      View Details
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    15 Lawrence Bell Dr
    Buffalo, NY 14221-7075
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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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