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    Property profile & analytics

    9159 Main St Clarence, NY 14031

    • Investment properties
    • 9,050 SF
    • 1.26 lot acres
    For Lease
    View listing
    $15 SF/Yr
    Last Sale
    Mar 15, 2023
    $758,900
    Value Estimations
    $770,000
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0177508
    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

    • Chemung Canal Trust Company / Business Banking Service / Bank
    • American Realty Group / Real Estate Agency
    • Natale Builders / Custom Home Builder / Home Builder
    • Natale Development / Real Estate Agency
    • Rivera Greens by Natale Builders / Custom Home Builder / Home Builder

    Property Details for 9159 Main St

    Year built
    2006
    Lot size
    1.26 lot acres
    Property size
    9,050 SF
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    143200 71.03-5-1.111
    APU
    143200710351111

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $740,000
      ML approach
      $810,000

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $1,075,000
      Current use
      RESTAURANT
      $1,235,000
      Change: +15% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $1,225,000
      Change: +14% Conversion: Difficult
      OFFICE BUILDING
      $1,055,000
      Change: -2% Conversion: Easy
      AUTO REPAIR, GARAGE
      $910,000
      Change: -15% Conversion: Difficult

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

    Location Insight

    • Map
    • Local Demand
    City
    Clarence
    County
    Erie
    State
    New York
    Longitude
    -78.6493
    Latitude
    42.9688
    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
    $235,000
    $725,000
    $960,000
    -
    $293,750
    $906,250
    $1,200,000

    Comparable in this City

    • Value Estimation
      $560,000
      6,577 SF

      9195 Main St

      STORE/OFFICE (MIXED USE) • 6,577 SF
      9195 Main St, Clarence, NY 14031-1931
      View Details
    • Value Estimation by Request
      3,690 SF

      4624 Goodrich Rd

      STORE/OFFICE (MIXED USE) • 3,690 SF
      4624 Goodrich Rd, Clarence, NY 14031-1503
      View Details
    • Value Estimation by Request
      3,730 SF

      10867 Main St

      STORE/OFFICE (MIXED USE) • 3,730 SF
      10867 Main St, Clarence, NY 14031-1724
      View Details
    • Value Estimation by Request
      4,218 SF

      10210 Main St

      STORE/OFFICE (MIXED USE) • 4,218 SF
      10210 Main St, Clarence, NY 14031-2014
      View Details
    • Value Estimation by Request
      3,806 SF

      10346 Main St

      STORE/OFFICE (MIXED USE) • 3,806 SF
      10346 Main St, Clarence, NY 14031-1658
      View Details
    • Value Estimation by Request
      2,160 SF

      9040 Main St

      STORE/OFFICE (MIXED USE) • 2,160 SF
      9040 Main St, Clarence, NY 14031-1934
      View Details

    Similar Nearby for Sale

    • $524,900

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      Income-generating property with residential and commercial spaces in Clarence, NY.
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      Clarence Bowling Academy - For Sale

      Established Bowling Center w/ Multiple Revenue Streams
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      Clarence Land for Sale

      27.9 acres of land in Clarence, zoned Agricultural-Residential.
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      Clarence Commercial Property with Showroom

      Commercial property near Clarence with warehouse, retail, and residential space.
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      Main Street Professional Office

      Former medical office suitable for various professional uses.
      8995 Main St, Clarence, NY 14031
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    • $349,000

      Vacant Land Near Transit Road

      18.7 acres of vacant land suitable for development.
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    Similar Nearby for Lease

    • Contact for pricing

      Historic Office Space in Clarence

      Charming office space in a historic Clarence building.
      10545 Main St, Clarence, NY 14031
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    • $15 SF/Yr

      Turn-Key Office Space Available

      1,750 SF office space for rent in Clarence, NY.
      9159 Main St, Clarence, NY 14031
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    • Contact for pricing
      12,782 SF

      Former Retail Space Available

      Former retail space for lease or redevelopment on 2.569 acres.
      9160 Main St, Clarence, NY 14031
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    • Contact for pricing
      26,500 SF

      Renovated Flex Property Near Buffalo

      Newly renovated flex manufacturing, warehouse, and office property for lease.
      11342 Main St, Clarence, NY 14031
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    • Contact for pricing

      Prime Retail/Office Space Available

      High-visibility retail or office space in Clarence business district.
      9142 Main St, Clarence, NY 14031
      View Details
    • Contact for pricing
      5,768 SF

      Retail and Warehouse Space Available

      Open retail space with adjoining warehouse and redevelopment potential.
      5844 Goodrich Rd, Clarence, NY 14031
      View Details
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    9159 Main St
    Clarence, NY 14031
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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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