Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    9089 Main St Clarence, NY 14031-1965
    Back to Search
    Property profile & analytics

    9089 Main St, Clarence, NY 14031-1965

    View on Map
    • Investment properties
    • 2,934 SF
    • 1.00 lot acres
    Off-Market
    Property ID
    US63-1973179
    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
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Builders' Hardware and Specialty Company / Hardware & Home Improvement / Production Facility
    • Spa Hollow & Salon / Hair Salon / Nail Salon

    Property Details for 9089 Main St

    Year built
    1960
    Lot size
    1.00 lot acres
    Property type
    Investment properties
    Property subtype
    Live-work space
    APN
    143200 71.17-1-5
    APU
    143200711715

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Apr 11, 2019 — Andrew C Lotempio — Deed · related $176k · Bank Of Akron
    Dec 23, 2010 $176,235 Andrew C Lotempio Freedman,albert Warranty Deed —
    — — Andrew C Lotempio — Loan Modification · related $176k · Bank Of Akron
    — — Andrew C Lotempio — Deed Of Trust · related $176k · Bank Of Akron

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Clarence
    County
    Erie
    State
    New York
    Longitude
    -78.653
    Latitude
    42.9679
    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
    $135,000
    $90,000
    $225,000
    -
    $168,750
    $112,500
    $281,250

    Comparable in this City

    • Value Estimation
      $2,370,000
      14,684 SF

      9500 Main St

      OFFICE/RESIDENTIAL (MIXED USE)
      9500 Main St, Clarence, NY 14031-1980
      View Details
    • Value Estimation by Request
      2,025 SF

      10440 Main St

      OFFICE/RESIDENTIAL (MIXED USE)
      10440 Main St, Clarence, NY 14031-1627
      View Details
    • Value Estimation by Request
      1,043 SF

      10195 Main St

      OFFICE/RESIDENTIAL (MIXED USE)
      10195 Main St, Clarence, NY 14031-2050
      View Details
    • Value Estimation by Request
      1,664 SF

      10490 Main St

      OFFICE/RESIDENTIAL (MIXED USE)
      10490 Main St, Clarence, NY 14031-1664
      View Details
    • Value Estimation by Request
      2,542 SF

      10684 Main St

      OFFICE/RESIDENTIAL (MIXED USE)
      10684 Main St, Clarence, NY 14031-1706
      View Details
    • Value Estimation by Request
      2,020 SF

      9125 Main St

      OFFICE/RESIDENTIAL (MIXED USE)
      9125 Main St, Clarence, NY 14031-1928
      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
    • $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
    • Contact for pricing
      13,300 SF

      Clarence Commercial Property with Showroom

      Commercial property near Clarence with warehouse, retail, and residential space.
      10295 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

    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

      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
    • Contact for pricing

      Retail Space with Drive-Through

      1,250 SF retail space with drive-through and utilities included.
      10611 Main St, Clarence, NY 14031
      View Details
    • Contact for pricing
      6,245 SF

      Main Street Retail/Office Opportunity

      Up to 6,245 SF available on Main Street, Clarence, NY.
      9825 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.
    9089 Main St
    Clarence, NY 14031-1965
    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
    9089 Main St, 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!