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    Property profile & analytics

    6455 Lake Ave Orchard Park, NY 14127

    • Showrooms
    • 9,962 SF
    • 0.55 lot acres
    For Lease
    View listing
    $16 SF/Yr
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3345875
    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

    • Zelasko Gerald F DDS / Dental Office
    • Diem & Buerger Agency Inc / Insurance Agency
    • Insurance Service of WNY / Insurance Agency
    • Stanton Ryan & Dauer Agency / Insurance Agency
    • Seneca Street Lofts / Apartment Building

    Property Details for 6455 Lake Ave

    Year built
    1978
    Lot size
    0.55 lot acres
    Property size
    9,962 SF
    Zone code
    B2
    Property type
    Showrooms
    APN
    146089 152.16-3-19
    APU
    14608915216319

    Description

    This exceptional 1,558 square foot executive office suite is immediately available for lease at 6455 Lake Avenue in Orchard Park, NY. Located at the high-visibility intersection of Southwestern Boulevard and Orchard Park Road, this Class B office space offers unparalleled convenience and exposure. Built in 1978, the building boasts a total of 9,962 square feet and 45 parking spaces, ensuring ample parking for employees and clients. The suite itself is a turnkey solution, featuring brand new carpeting, ceiling tiles, lighting, and frosted glass doors. The thoughtfully designed layout includes a welcoming reception area, a dedicated conference room, four private offices providing individual workspaces, a convenient break room with kitchenette, and a central bullpen area for additional staff. This meticulously maintained space is perfect for professional services firms seeking a well-appointed and efficient workspace. The property is situated in Erie County and features a single suite within the building. No elevators are present in this building. This is a multi-tenant building. Don't miss this opportunity to secure a prime location for your business in a thriving Orchard Park community. The zip code is 14127.

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $1,560,000
      6.5%
      $1,440,000
      7%
      $1,335,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,784,000
      Market price range: $691k - $2.22M
      AI Estimate
      $1,536,000
      Market price range: $635k - $1.58M

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $1,385,000
      Current use
      RETAIL STORES
      $1,445,000
      Change: +4% Conversion: Easy
      RESTAURANT
      $1,360,000
      Change: -2% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $1,350,000
      Change: -3% Conversion: Difficult
      OFFICE BUILDING
      $1,165,000
      Change: -16% Conversion: Easy

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

    Location Insight

    • Map
    • Local Demand
    City
    Orchard Park
    County
    Erie
    State
    New York
    Longitude
    -78.7531
    Latitude
    42.7961
    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
    $75,000
    $511,000
    $586,000
    -
    $220,584
    $1,502,916
    $1,723,500

    Comparable in this City

    • Value Estimation
      $1,385,000
      18,890 SF

      3651 California Rd

      SHOW ROOM, WAREHOUSE • 18,890 SF
      3651 California Rd, Orchard Park, NY 14127-1760
      View Details
    • Value Estimation
      $3,620,000
      49,732 SF

      4 Ctr Dr

      SHOW ROOM, WAREHOUSE • 49,732 SF
      4 Ctr Dr, Orchard Park, NY 14127-4117
      View Details
    • Value Estimation
      $3,890,000
      29,787 SF

      3326 Southwestern Blvd, Unit 3356

      SHOW ROOM, WAREHOUSE • 29,787 SF
      3326 Southwestern Blvd, Orchard Park, NY 14127-1524
      View Details
    • Value Estimation
      $1,135,000
      8,885 SF

      3953 Buffalo St, Unit 3959

      SHOW ROOM, WAREHOUSE • 8,885 SF
      3953 Buffalo St, Orchard Park, NY 14127-1841
      View Details
    • Value Estimation
      $655,000
      4,704 SF

      227 Thorn Ave, Unit 235

      SHOW ROOM, WAREHOUSE • 4,704 SF
      227 Thorn Ave, Orchard Park, NY 14127-2600
      View Details
    • Value Estimation
      $530,000
      6,059 SF

      3875 Buffalo St

      SHOW ROOM, WAREHOUSE • 6,059 SF
      3875 Buffalo St, Orchard Park, NY 14127-1883
      View Details

    Similar Nearby for Sale

    • $3,900,000
      30,648 SF

      Mixed-Use Buildings on Quaker Street

      Four buildings with retail and apartments on West Quaker Street.
      4288 S Buffalo St, Orchard Park, NY 14127
      View Details
    • $1,600,000
      2,280 SF

      Orchard Park Redevelopment Opportunity

      Strategic commercial parcel near new Orchard Park football stadium.
      4270 Abbott Rd, Orchard Park, NY 14127
      View Details
    • $2,610,000
      6,254 SF

      Retail Property in Orchard Park

      Fully occupied retail asset with long-term tenants in Orchard Park.
      3505 Amelia Dr, Orchard Park, NY 14127
      View Details
    • $479,900
      3,284 SF

      Orchard Park Office/Retail Building

      3284 SF building on 1.2 acres in Orchard Park.
      3095 Southwestern Blvd, Orchard Park, NY 14127
      View Details
    • $1,295,000
      12,300 SF

      Single-Story Building on 1.72 Acres

      12,300 sq ft building suitable for various commercial uses.
      3385 Orchard Park Rd, Orchard Park, NY 14127
      View Details
    • $2,617,000
      6,245 SF

      Orchard Park Retail Investment

      Triple-net leased retail center, 7% cap rate.
      3505 Amelia Dr, Orchard Park, NY 14127
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      2,275 SF

      Orchard Park Retail Opportunity

      Retail space for lease in Orchard Park, NY.
      3310 Southwestern Blvd, Orchard Park, NY 14127
      View Details
    • Contact for pricing
      36,000 SF

      Tops Market Anchored Retail Center

      Dominant retail center in Orchard Park, NY for lease.
      3201-3231 Southwestern Blvd, Orchard Park, NY 14127
      View Details
    • $16 SF/Yr
      4,000 SF

      Orchard Park Retail Space Available

      Retail space for lease in Orchard Park, New York.
      4168 North Buffalo St, Orchard Park, NY 14127
      View Details
    • $12 SF/Yr
      5,400 SF

      Orchard Park Village Retail/Office

      Located in the heart of Orchard Park Village.
      4191 N Buffalo Rd, Orchard Park, NY 14127
      View Details
    • $12 SF/Yr
      5,400 SF

      Orchard Park Village Property

      Stately property in the heart of Orchard Park Village.
      4191 North Buffalo St, Orchard Park, NY 14127
      View Details
    • Contact for pricing
      5,500 SF

      Orchard Park Commercial Space

      Located in Quaker Centre Industrial Park, Rt. 219 & 20A.
      4 Centre Dr, Orchard Park, NY 14127
      View Details
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    6455 Lake Ave
    Orchard Park, NY 14127
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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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