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    Property profile & analytics

    8450 Main St Williamsville, NY 14221-6106

    • Office buildings
    • 2,254 SF
    • 0.38 lot acres
    OFF-MARKET
    Last Sale
    Nov 12, 2024
    $345,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0138974
    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

    • Century 21 Winklhofer / Real Estate Agency
    • CENTURY 21 Winklhofer - Lori Adams / Real Estate Agency
    • Herendeen Architect Pc / Construction Company / General Contractor

    Property Details for 8450 Main St

    Year built
    1973
    Lot size
    0.38 lot acres
    Property size
    2,254 SF
    Zone code
    TND
    Property type
    Office buildings
    APN
    143200 70.19-1-23
    APU
    1432007019123

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Williamsville
    County
    Erie
    State
    New York
    Longitude
    -78.6788
    Latitude
    42.9653
    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
    $81,000
    $194,000
    $275,000
    -
    $101,250
    $242,500
    $343,750

    Comparable in this City

    • Value Estimation
      $1,075,000
      10,176 SF

      2250 Wehrle Dr

      OFFICE BUILDING • 10,176 SF
      2250 Wehrle Dr, Williamsville, NY 14221-7034
      View Details
    • Value Estimation
      $2,680,000
      28,027 SF

      1780 Wehrle Dr

      OFFICE BUILDING • 28,027 SF
      1780 Wehrle Dr, Amherst, NY 14221-7000
      View Details
    • Value Estimation
      $1,780,000
      14,180 SF

      295-297 Spindrift Dr

      PROFESSIONAL BUILDING • 14,180 SF
      295-297 Spindrift Dr, Buffalo, NY 14221
      View Details
    • Value Estimation
      $10,595,000
      125,673 SF

      205 Park Clb Ln

      OFFICE BUILDING • 125,673 SF
      205 Park Clb Ln, Buffalo, NY 14221-5239
      View Details
    • Value Estimation
      $4,895,000
      57,088 SF

      115 Lawrence Bell Dr

      OFFICE BUILDING • 57,088 SF
      115 Lawrence Bell Dr, Buffalo, NY 14221-8447
      View Details
    • Value Estimation
      $3,730,000
      38,978 SF

      35 George Karl Blvd

      OFFICE BUILDING • 38,978 SF
      35 George Karl Blvd, Buffalo, NY 14221-7177
      View Details

    Similar Nearby for Sale

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      Main Street Investment Opportunity

      Fully leased office buildings in walkable Amherst-Williamsville.
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      7,210 SF

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      Well-Maintained Office Building in Williamsville

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      Renovated Freestanding Office Building

      Class A office building renovated in 2022, ideal for various uses.
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    Similar Nearby for Lease

    • $18 SF/Yr

      Class A Office Space Available

      Single-story office building with open floor plan and ample parking.
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    • $19 SF/Yr
      40,000 SF

      Williamsville Medical Office Building

      Class A Office Space, Flexible Lease Options
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    • Contact for pricing

      Transit Lanes Plaza Retail Space

      Retail and office spaces available in high-traffic plaza.
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      View Details
    • Contact for pricing

      Transit Road Retail/Office Space

      Two-story building on Transit Road with retail and office space.
      5373 Transit Rd, Williamsville, NY 14221
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    • $21 SF/Yr

      Williamsville Office Space For Rent

      Office space in move-in condition with Main Street access.
      5888 Main St, Williamsville, NY 14221
      View Details
    • $12 SF/Yr

      Office Suites on Sheridan Drive

      Three adjoining office suites available for immediate occupancy.
      8600 Sheridan Dr, Clarence, NY 14221
      View Details
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    8450 Main St
    Williamsville, NY 14221-6106
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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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