Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    8965 Sheridan Dr Clarence, NY 14031-1419
    Back to Search
    Property profile & analytics

    8965 Sheridan Dr, Clarence, NY 14031-1419

    View on Map
    • Investment properties
    • 927 SF
    • 2.34 lot acres
    Off-Market
    Last Sale Jul 23, 2020
    $700,000
    Property ID
    US63-6032210
    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
    $700,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Strive Sports Performance / Gym & Fitness Center

    Property Details for 8965 Sheridan Dr

    Year built
    1944
    Lot size
    2.34 lot acres
    Zone code
    C
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    143200 70.16-4-7
    APU
    143200701647

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Jul 23, 2020 $700,000 3979 Walden Ave LLC Enok Holdings LLC Grant Deed —
    Mar 7, 2019 $500,000 Enok Holdings LLC Zb NA Grant Deed —
    Jul 25, 2018 $686,000 Zions First Natl Bk Referee Of Erie County|castilone Group LLC Foreclosure · related —
    Jun 14, 2006 $225,000 Castilone Group LLC Raquet,david C & Nancy Warranty Deed —

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $690,000
      ML approach
      $720,000

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

    Location Insight

    • Map
    • Local Demand
    City
    Clarence
    County
    Erie
    State
    New York
    Longitude
    -78.6577
    Latitude
    42.9731
    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
    $375,000
    $445,000
    $820,000
    -
    $468,750
    $556,250
    $1,025,000

    Comparable in this City

    • Value Estimation
      $535,000
      3,468 SF

      9271 Main St

      STORE/OFFICE (MIXED USE)
      9271 Main St, Clarence, NY 14031-1912
      View Details
    • Value Estimation by Request
      2,662 SF

      9240 Main St

      STORE/OFFICE (MIXED USE)
      9240 Main St, Clarence, NY 14031
      View Details
    • Value Estimation by Request
      3,008 SF

      9185 Main St

      STORE/OFFICE (MIXED USE)
      9185 Main St, Clarence, NY 14031-1931
      View Details
    • Value Estimation by Request
      2,032 SF

      9900 Main St

      STORE/OFFICE (MIXED USE)
      9900 Main St, Clarence, NY 14031-2043
      View Details
    • Value Estimation by Request
      692 SF

      10871 Main St

      STORE/OFFICE (MIXED USE)
      10871 Main St, Clarence, NY 14031-1724
      View Details
    • Value Estimation by Request
      960 SF

      8905 Sheridan Dr

      STORE/OFFICE (MIXED USE)
      8905 Sheridan Dr, Clarence, NY 14031-1419
      View Details

    Similar Nearby for Sale

    • $524,900

      Mixed-Use Property in Clarence, NY

      Income-generating property with residential and commercial spaces in Clarence, NY.
      9870 Main St, Clarence, NY 14031
      View Details
    • $750,000

      Clarence Commercial Property with Showroom

      13,300+/- SF commercial property with warehouse/retail space/showroom.
      10295 Main St, Clarence, NY 14031
      View Details
    • Contact for pricing
      8,700 SF

      Turnkey Restaurant in Clarence, NY

      Turnkey restaurant opportunity in Clarence, NY with FF&E available.
      9415 Main St, Clarence, NY 14031
      View Details
    • Contact for pricing

      Industrial Land Near Transit Road

      Industrial zoned land with high accessibility to major routes.
      9950 County Rd, Clarence, NY 14031
      View Details
    • $699,900
      21,333 SF

      Clarence Bowling Academy - For Sale

      Established Bowling Center w/ Multiple Revenue Streams
      10718 Main St, Clarence, NY 14031
      View Details

    Similar Nearby for Lease

    • $699,000
      5,004 SF

      Clarence Mixed-Use Opportunity

      Mixed-use property with income potential in Clarence, New York.
      9060 Main St, Clarence, NY 14031
      View Details
    • $599,900

      Mixed-Use Property in Clarence, NY

      Versatile mixed-use property with income potential in Clarence, NY.
      9060 Main St, Clarence, NY 14031
      View Details
    • Contact for pricing
      1,800 SF

      Mixed-Use Property on Main Street

      Office, flex, and warehouse space in Clarence, NY.
      10151 Main St, Clarence, NY 14031
      View Details
    • Contact for pricing

      Former Retail Space with Drive-Thru

      Available retail space with drive-thru, high ceilings, and ample parking.
      9160 Main St, Clarence, NY 14031
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    8965 Sheridan Dr
    Clarence, NY 14031-1419
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    8965 Sheridan Dr, Clarence, NY, 14031
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!