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    8545 Main St, Unit 8565 Williamsville, NY 14221-7457
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    Property profile & analytics

    8545 Main St, Unit 8565 Williamsville, NY 14221-7457

    View on Map
    • Office buildings
    • 9,722 SF
    • 2.29 lot acres
    Off-Market
    Property ID
    US63-3293856
    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.
    Value Estimations
    $1,265,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Lackawanna Products Corporation / Corporate Office
    • LPC Naturals / Production Facility
    • Prime Superior / Production Facility

    Property Details for 8545 Main St

    Year built
    1976
    Lot size
    2.29 lot acres
    Property size
    9,722 SF
    Property type
    Office buildings
    APN
    143200 82.07-1-4.11
    APU
    14320082071411

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $783,000
      Market price range: $250k - $783k

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $1,370,000
      Current use
      COMMERCIAL (GENERAL)
      $1,490,000
      Change: +9% Conversion: Easy
      RETAIL STORES
      $1,395,000
      Change: +2% Conversion: Moderate
      NEIGHBORHOOD: SHOPPING CENTER
      $1,260,000
      Change: -8% Conversion: Difficult
      RESTAURANT
      $1,205,000
      Change: -12% Conversion: Moderate

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

    Location Insight

    • Map
    • Local Demand
    City
    Williamsville
    County
    Erie
    State
    New York
    Longitude
    -78.6745
    Latitude
    42.9647
    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
    $465,000
    $2,045,000
    $2,510,000
    -
    $581,250
    $2,556,250
    $3,137,500

    Comparable in this City

    • Value Estimation
      $1,855,000
      18,522 SF

      8201 Main St

      OFFICE BUILDING • 18,522 SF
      8201 Main St, Williamsville, NY 14221-6046
      View Details
    • Value Estimation
      $1,260,000
      11,138 SF

      6600 Main St

      OFFICE BUILDING • 11,138 SF
      6600 Main St, Williamsville, NY 14221-5933
      View Details
    • Value Estimation
      $5,030,000
      52,456 SF

      6467 Main St

      OFFICE BUILDING • 52,456 SF
      6467 Main St, Williamsville, NY 14221-5856
      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
      $1,975,000
      22,030 SF

      15 Earhart Dr

      OFFICE BUILDING • 22,030 SF
      15 Earhart Dr, Buffalo, NY 14221-7079
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      10,500 SF

      Williamsville Office Building For Sale

      Office building with 10,500 square feet of space.
      6645 Main St, Williamsville, NY 14221
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    • $795,000
      8,700 SF

      Professional Office Building For Sale

      8,700 sq ft office building with premier visibility.
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      Professional Office Building For Sale

      8,700 Sq. Ft. professional office building in excellent condition.
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    • $799,000

      Professional Office Building on Main

      Stand-alone office building in the heart of Amherst, NY.
      6512 Main St, Williamsville, NY 14221
      View Details
    • Contact for pricing
      7,210 SF

      Fully Leased Williamsville Office Building

      Stable income-generating medical office building for sale in Buffalo, NY.
      1120 Youngs Rd, Buffalo, NY 14221
      View Details
    • $800,000

      Main Street Investment Opportunity

      Fully leased office buildings in walkable Amherst-Williamsville.
      5684 Main St, Williamsville, NY 14221
      View Details

    Similar Nearby for Lease

    • $20 SF/Yr
      29,729 SF

      Renovated Office Building in Williamsville

      Freestanding, single-story Class A office building available for lease/purchase.
      395 Youngs Rd, Williamsville, NY 14221
      View Details
    • Contact for pricing

      Class A Trophy Office Space

      Class A office space available for rent.
      6467 Main St, Williamsville, NY 14221
      View Details
    • Contact for pricing

      Medical/Professional Office Building For Rent

      Two-story, 20,000 SF medical/professional office building in Williamsville.
      52 S Union Rd, Buffalo, NY 14221
      View Details
    • Contact for pricing

      Class A Office Space Available

      State-of-the-art office building with flexible floor plans for rent.
      20 Lawrence Bell Dr, Buffalo, NY 14221
      View Details
    • $18 SF/Yr

      Class A Office Space Available

      Single-story office building with open floor plan and ample parking.
      20 Lawrence Bell Dr, Amherst, NY 14221
      View Details
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    8545 Main St, Unit 8565
    Williamsville, NY 14221-7457
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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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