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    Property profile & analytics

    9580 Main St Clarence, NY 14031-2002

    • Warehouses
    • 34,606 SF
    • 5.02 lot acres
    OFF-MARKET
    Last Sale
    Oct 07, 2020
    $1,700,000
    Value Estimations
    $1,680,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-0481185
    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

    • Adaptavan / Mobility Equipment Supplier
    • Stephen Development LLC / Property Management Company / Boat Storage Facility
    • Board To Be Wild, LLC / Charcuterie
    • JV Marketing / Marketing Agency
    • Satellite For Internet / Internet Service Provider

    Property Details for 9580 Main St

    Year built
    1955
    Lot size
    5.02 lot acres
    Property size
    34,606 SF
    Property type
    Warehouses
    APN
    143200 71.15-1-5
    APU
    143200711515

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,670,000
      ML approach
      $1,630,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $2,180,000
      Market price range: $986k - $3.12M
      AI Estimate
      $1,373,000
      Market price range: $555k - $1.76M

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

    Location Insight

    • Map
    • Local Demand
    City
    Clarence
    County
    Erie
    State
    New York
    Longitude
    -78.6327
    Latitude
    42.9741
    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
    $340,000
    $1,320,000
    $1,660,000
    -
    $425,000
    $1,650,000
    $2,075,000

    Comparable in this City

    • Value Estimation
      $255,000
      2,668 SF

      10838 Bodine Rd

      WAREHOUSE, STORAGE • 2,668 SF
      10838 Bodine Rd, Clarence, NY 14031-2249
      View Details
    • Value Estimation
      $360,000
      17,812 SF

      4015 Casillio Pkwy

      WAREHOUSE, STORAGE • 17,812 SF
      4015 Casillio Pkwy, Clarence, NY 14031-2047
      View Details
    • Value Estimation
      $220,000
      2,440 SF

      9200 Wehrle Dr

      WAREHOUSE, STORAGE • 2,440 SF
      9200 Wehrle Dr, Clarence, NY 14031
      View Details
    • Value Estimation
      $285,000
      15,501 SF

      4015 Casillio Pkwy

      WAREHOUSE, STORAGE • 15,501 SF
      4015 Casillio Pkwy, Clarence, NY 14031-2047
      View Details
    • Value Estimation
      $575,000
      12,000 SF

      4075 Casillio Pkwy

      WAREHOUSE, STORAGE • 12,000 SF
      4075 Casillio Pkwy, Clarence, NY 14031-2047
      View Details
    • Value Estimation
      $545,000
      45,000 SF

      11358 Main St

      WAREHOUSE, STORAGE • 45,000 SF
      11358 Main St, Clarence, NY 14031
      View Details

    Similar Nearby for Sale

    • $750,000
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      Clarence Commercial Property with Showroom

      Commercial property near Clarence with warehouse, retail, and residential space.
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    • $2,700,000
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      Industrial Warehouse with Development Potential

      25,000 SF industrial/warehouse with expansion possibilities on 10 acres.
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      Clarence Bowling Academy - For Sale

      Established Bowling Center w/ Multiple Revenue Streams
      10718 Main St, Clarence, NY 14031
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    • $250,000

      Clarence Land for Sale

      27.9 acres of land in Clarence, zoned Agricultural-Residential.
      5677 Strickler Rd, Clarence, NY 14031
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    • $475,000
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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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    • $524,900

      Mixed-Use Property in Clarence, NY

      Income-generating property with residential and commercial spaces in Clarence, NY.
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    Similar Nearby for Lease

    • $10 SF/Yr
      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
      26,500 SF

      Renovated Flex Property Near Buffalo

      Newly renovated flex manufacturing, warehouse, and office property for lease.
      11342 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
    • $12 SF/Yr
      32,000 SF

      Clarence Industrial Property: 32,000 SF

      Versatile Clarence, NY industrial space. 7,000 SF available.
      11450 Main St, Clarence, NY 14031
      View Details
    • $5 SF/Yr

      Flex Buildings For Lease

      Three flex buildings available for lease near NYS Thruway.
      4098 Barton Rd, Clarence, NY 14031
      View Details
    • $5 SF/Yr

      Flex Buildings Available For Lease

      Three flex buildings for lease, ideal for contractors and manufacturers.
      4098 Barton Rd, Clarence, NY 14031
      View Details
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    9580 Main St
    Clarence, NY 14031-2002
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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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