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    Property profile & analytics

    8500 Roll Rd Clarence Center, NY 14032

    • Investment properties
    • 15,576 SF
    • 5.68 lot acres
    For Sale
    View listing
    $2,000,000
    Last Sale
    Jan 04, 2025
    $3,070,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-3756582
    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

    • Wilmack Photo / Photographer / Passport Photo Processor
    • Little Pandas Preschool & Play / Preschool
    • Discover Fitness redefined. / Fitness Center
    • GRN Buffalo / Employment Agency
    • Richele Renea Photography / Photographer / Photography Service

    Property Details for 8500 Roll Rd

    Year built
    2006
    Lot size
    5.68 lot acres
    Property size
    15,576 SF
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    143200 57.11-4-5.2
    APU
    1432005711452

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $2,440,000
      6.5%
      $2,250,000
      7%
      $2,090,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $2,004,000
      Market price range: $663k - $2.00M
      AI Estimate
      $2,117,000
      Market price range: $990k - $2.12M

    • Alternative Use

      Use
      Estimation
      RETAIL STORES
      $2,265,000
      RESTAURANT
      $2,130,000
      NEIGHBORHOOD: SHOPPING CENTER
      $2,110,000
      OFFICE BUILDING
      $1,820,000
      AUTO REPAIR, GARAGE
      $1,565,000

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

    Location Insight

    • Map
    • Local Demand
    City
    Clarence Center
    County
    Erie
    State
    New York
    Longitude
    -78.6781
    Latitude
    43.0009
    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
    $200,000
    $2,060,000
    $2,260,000
    -
    $250,000
    $2,575,000
    $2,825,000

    Comparable in this City

    • Value Estimation by Request
      6,136 SF

      6200 Goodrich Rd

      STORE/OFFICE (MIXED USE) • 6,136 SF
      6200 Goodrich Rd, Clarence Center, NY 14032-9704
      View Details
    • Value Estimation by Request
      1,782 SF

      6045 Railroad St

      STORE/OFFICE (MIXED USE) • 1,782 SF
      6045 Railroad St, Clarence Center, NY 14032-9998
      View Details
    • Value Estimation by Request
      2,800 SF

      8490 Wolcott Rd

      STORE/OFFICE (MIXED USE) • 2,800 SF
      8490 Wolcott Rd, Clarence Center, NY 14032-9120
      View Details
    • Value Estimation by Request
      1,992 SF

      9450 Maple St

      STORE/OFFICE (MIXED USE) • 1,992 SF
      9450 Maple St, Clarence Center, NY 14032-9801
      View Details
    • Value Estimation by Request
      3,168 SF

      5940 Goodrich Rd

      STORE/OFFICE (MIXED USE) • 3,168 SF
      5940 Goodrich Rd, Clarence Center, NY 14032-9710
      View Details
    • Value Estimation by Request
      2,140 SF

      9415 Tonawanda Crk Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 2,140 SF
      9415 Tonawanda Crk Rd, Clarence Center, NY 14032-9105
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Commercial Property in Clarence Center

      Converted building suitable for office, retail, or mixed-use.
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      View Details
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      16.71 Acres

      Large Vacant Land Parcel

      16.71 acre vacant land parcel in Clarence Center, NY.
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      Clarence Center Church and Rectory

      Spacious church campus with rectory on 5.15 acres.
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      Commercial Land For Sale

      Commercial land available for sale.
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      4,278 SF

      Clarence Retail Redevelopment Opportunity

      Redevelopment opportunity in Clarence's desirable commercial corridor.
      6260 Goodrich Rd, Clarence Center, NY 14032
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      Remodeled Office Building For Sale

      3,350 SF office building with finished basement and ample parking.
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    Similar Nearby for Lease

    • $10 SF/Yr
      8 SF

      8-Acre Site for Lease

      Proposed warehouse and parking facility on an 8-acre site.
      Vl County Rd, Clarence Center, NY 14032
      View Details
    • Contact for pricing

      Class A Office Space Available

      Newly constructed, fully furnished office spaces for lease in Clarence Center.
      8615 Roll Rd, Clarence Center, NY 14032
      View Details
    • $10 SF/Yr
      1 SF

      Clarence Center Industrial Land

      8-Acre Site, Build-to-Suit Opportunity
      0 Vl County Rd, Clarence Center, NY 14032
      View Details
    • Contact for pricing
      2,702 SF

      Clarence Center Office/Retail Gem

      Spacious Office, High Visibility, Great Location
      5895 Goodrich Rd, Clarence Center, NY 14032
      View Details
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    8500 Roll Rd
    Clarence Center, NY 14032
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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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