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    Property profile & analytics

    6850 Main St Buffalo, NY 14221

    • Strip malls
    • 18,630 SF
    • 1.80 lot acres
    For Lease
    View listing
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3554066
    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

    • CosmoProf / Beauty Supply Store
    • Goldwell of New York / Beauty Supply Store
    • Citizens Bank ATM / Atm
    • Citizens / Atm / Bank
    • MedMen Cannabis Store - New York / Cannabis Store / Alternative Medicine Practitioner

    Property Details for 6850 Main St

    Year built
    1965
    Lot size
    1.80 lot acres
    Property size
    18,630 SF
    Zone code
    GB
    Property type
    Strip malls
    Property subtype
    Neighborhood centers
    APN
    142289 70.17-3-9.11
    APU
    14228970173911

    Description

    This exceptional 41,352 square foot commercial property, located at 6850 Main Street in Williamsville, NY, offers a unique blend of traditional and creative office space. The single-story building, constructed in 1963, features 10 suites, with 1,620 square feet currently vacant and available for lease. The property boasts a convenient multiple tenancy structure, ideal for a variety of businesses. Situated on 3.6 acres of land, it provides ample parking with 215 spaces. Its prime location in Erie County offers excellent accessibility, with convenient access from Main Street and Transit Road. This location benefits from its central position within the Transit Road trade area, between Amherst and Williamsville. The property's proximity to the Buffalo Niagara International Airport and less than a mile from I-90 NYS Thruway Exit #49 makes it highly attractive for businesses seeking high visibility and convenient access for customers and employees. The property is zoned for retail, office, and storefront uses, presenting a versatile opportunity for various commercial ventures. This is a rare opportunity to secure a well-established property in a thriving commercial area. The available 1,620 square feet presents a chance to establish a presence in a high-traffic location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Alternative Use

      Use
      Estimation
      NEIGHBORHOOD: SHOPPING CENTER
      $2,420,000
      Current use
      COMMERCIAL (GENERAL)
      $2,850,000
      Change: +18% Conversion: Easy
      RETAIL STORES
      $2,675,000
      Change: +11% Conversion: Easy
      OFFICE BUILDING
      $2,625,000
      Change: +9% Conversion: Moderate
      RESTAURANT
      $2,305,000
      Change: -5% Conversion: Difficult

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

    Location Insight

    • Map
    • Local Demand
    City
    Williamsville
    County
    Erie
    State
    New York
    Longitude
    -78.6975
    Latitude
    42.9658
    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
    $310,000
    $1,710,000
    $2,020,000
    -
    $500,000
    $2,758,065
    $3,258,065

    Comparable in this City

    • Value Estimation by Request
      0.12 Acres

      6848 Main St

      SHOPPING CENTER, STRIP CENTER • 0.12 Acres
      6848 Main St, Williamsville, NY 14221-5928
      View Details
    • Value Estimation
      $6,480,000
      64,482 SF

      5110 Main St, Unit 5140

      SHOPPING CENTER, STRIP CENTER • 64,482 SF
      5110 Main St, Williamsville, NY 14221-5256
      View Details
    • Value Estimation
      $2,330,000
      20,988 SF

      2350 Maple Rd

      SHOPPING CENTER, STRIP CENTER • 20,988 SF
      2350 Maple Rd, Buffalo, NY 14221-4080
      View Details
    • Value Estimation
      $1,420,000
      2,047 SF

      6832 Main St

      SHOPPING CENTER, STRIP CENTER • 2,047 SF
      6832 Main St, Buffalo, NY 14221
      View Details
    • Value Estimation
      $3,245,000
      46,332 SF

      1560 Hopkins Rd, Unit 1634

      SHOPPING CENTER, STRIP CENTER • 46,332 SF
      1560 Hopkins Rd, Williamsville, NY 14221-1750
      View Details
    • Value Estimation
      $1,050,000
      10,000 SF

      401st Evans St390-404

      SHOPPING CENTER, STRIP CENTER • 10,000 SF
      401st Evans St390-404, Buffalo, NY 14221-5671
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Fully Leased Transit Road Plaza

      23,334 SF strip center on 13.69 acres.
      5445 Transit Rd, Williamsville, NY 14221
      View Details
    • $1,349,900

      Retail Plaza Investment Opportunity

      Excellent retail plaza for user or investment.
      4125 Transit Rd, Buffalo, NY 14221
      View Details
    • $1,300,000
      7,500 SF

      Williamsville Retail Investment Opportunity

      Prime retail property in Williamsville with growth potential.
      5436 Main St, Williamsville, NY 14221
      View Details
    • $1,400,000
      5,084 SF

      Williamsville Shopping Center Investment

      Prime Retail Plaza, 100% Occupancy, High NOI
      4125 Transit Rd, Williamsville, NY 14221
      View Details
    • $1,349,900

      Retail Plaza Investment Opportunity

      Retail plaza with strong tenancy, suitable for user or investment.
      4125 Transit Rd, Buffalo, NY 14221
      View Details
    • $999,900

      Sheridan Drive Investment Opportunity

      Retail and residential complex on approximately one acre.
      8511 Sheridan Dr, Clarence, NY 14221
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Transit Lanes Plaza Retail Space

      Retail and office spaces available in high-traffic plaza.
      7854 Transit Rd, Williamsville, NY 14221
      View Details
    • Contact for pricing

      Transit Road Retail Space Available

      Retail, office, or restaurant space in high-traffic Transit Valley Plaza.
      5843 Transit Rd, Williamsville, NY 14221
      View Details
    • Contact for pricing

      Williamsville Restaurant Space Available

      Restaurant space for sublease in Evans Sheridan Plaza.
      412 Evans St, Williamsville, NY 14221
      View Details
    • Contact for pricing
      5,460 SF

      Prime Retail Space in Buffalo

      5,460 SF retail space in high-traffic Buffalo corridor.
      4221 Transit Rd, Buffalo, NY 14221
      View Details
    • Contact for pricing
      50,000 SF

      Eastern Hills Town Center Opportunity

      Mixed-use development with office, retail, and residential spaces.
      4545 Transit Rd, Buffalo, NY 14221
      View Details
    • $13 SF/Yr
      4,937 SF

      Retail Space in High-Traffic Area

      Retail space with extensive renovations and high visibility.
      4401 Transit Rd, Williamsville, NY 14221
      View Details
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    6850 Main St
    Buffalo, NY 14221
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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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