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6455 Lake Ave 14,943 SF Office Building Orchard Park, NY 14127 $1,609,689 CAD ($107.72 CAD/SF)
Investment Highlights
- mixed-use investment property producing steady income
- Recently remodeled second-floor office space with potential for additional occupancy
- Ideal for owner-user seeking in-place income plus personal office space
- Two residential apartments fully renovated within the past three years
- Additional upside potential on 2nd floor office suite
- New leases in place providing income stability
Executive Summary
Recent capital improvements include a roof replacement approximately three years ago and upgraded rooftop HVAC systems replaced about four years ago, reducing near-term maintenance concerns. Additionally, there is strong upside potential through the lease-up of an available second-floor office suite, offering opportunities to enhance returns. Located in the desirable Southtowns market, the property benefits from convenient access to retail, services, and major roadways. With a list price of $1,150,000, this property combines immediate returns with future growth options, appealing to both seasoned investors and owner-users seeking added flexibility.
Property Facts
Amenities
- 24 Hour Access
- Signage
- Central Heating
- Air Conditioning
Major Tenants
- Tenant
- Industry
- SF Occupied
- Rent/SF
- Lease End
- Canestrari Agency Inc
- Finance and Insurance
- -
- -
- -
- Diem & Buerger Agency Inc
- Finance and Insurance
- -
- -
- -
-
- Construction
- -
- -
- -
The E/F Burke Company brings quality, professionally managed, residential and commercial properties to Western New York with a portfolio from Dunkirk, NY in the southern tier to the city of Buffalo. Our dedication to excellence and detail are evident throughout all the properties we own and manage. Founded sixty years ago by Edmund F. Burke with the philosophy of providing outstanding service to residential and commercial tenants, we are proud of the reputation we have earned in our industry. That founding philosophy of service continues today under the direction and management of our professional staff. Our highly trained staff provide deluxe apartment living, first class commercial space, excellent service, and pleasant surroundings to all of our tenants. We strive to innovate, update and provide the amenities sought by the knowledgeable residential and commercial tenant.
The Center for Hospice & Palliative Care is here to serve individuals living in Erie County with serious illness, as well as their families and caregivers, through a continuum of care spanning the course of illness through bereavement. We’re here to provide an integrative, holistic (physical, emotional, social, and spiritual) approach to care that focuses on the whole person rather than on individual symptoms. Our knowledgeable, compassionate staff is here to help patients make choices about their care, to support those who are grieving, and to educate the professional and lay communities on end-of-life issues. We’re one of the nation’s largest non-profit hospice and palliative (comfort) care organizations, caring for over 500 patients daily throughout Erie County, regardless of age, setting, diagnosis, and ability to pay.
- Insurance Service Of Wny
- Finance and Insurance
- -
- -
- -
- Jung Timm & Lehning Agencies
- Finance and Insurance
- -
- -
- -
- Pinnacle Asset Group Llc
- Finance and Insurance
- -
- -
- -
-
- Finance and Insurance
- -
- -
- -
Prudential Financial (NYSE: PRU) is a global financial services company founded in 1875 and headquartered in Newark, New Jersey. The company operates through multiple business segments including insurance, retirement products, asset management, and real estate investment. Through its principal asset management business, PGIM, Prudential manages $1.6 trillion in assets as of March 31, 2026, with operations spanning the United States, Asia, Europe, and Latin America. PGIM Real Estate, the real estate investment arm, ranks as the second-largest global real estate investment manager with $218 billion in assets under management and administration. The platform focuses on institutional-quality private real estate investments across multiple property sectors, including multifamily, industrial, retail, office, senior housing, data centers, and self-storage. PGIM Real Estate operates through equity and debt strategies spanning the risk-return spectrum, from core to value-add investment vehicles, including acquisitions, development projects, and repositioning opportunities. Prudential's real estate strategy emphasizes investments in properties benefiting from secular trends such as e-commerce growth and demographic shifts. The company maintains a diversified geographic footprint with investments across major U.S. markets, Asia Pacific, Europe, and Mexico. PGIM Real Estate employs over 900 professionals operating from 30+ cities worldwide, bringing local market expertise to investment decisions. The platform has maintained a 56-year track record of real estate investment experience, including commercial real estate mortgage lending dating back to 1878. The company serves 50 million customers across more than 50 countries and employs 36,824 people. In addition to real estate, Prudential offers life insurance, annuities, retirement-related services, group insurance, and pension risk transfer products to both individual and institutional clients.
- R A Mercer & Co Pc
- Professional, Scientific, and Technical Services
- -
- -
- -
- Stanton Ryan & Dauer Agency
- Finance and Insurance
- -
- -
- -
| Tenant | Industry | SF Occupied | Rent/SF | Lease End | ||
| Canestrari Agency Inc | Finance and Insurance | - | - | - | ||
| Diem & Buerger Agency Inc | Finance and Insurance | - | - | - | ||
|
|
Construction | - | - | - | ||
| Hospice Of Buffalo Southtowns Office | Health Care and Social Assistance | - | - | - | ||
| Insurance Service Of Wny | Finance and Insurance | - | - | - | ||
| Jung Timm & Lehning Agencies | Finance and Insurance | - | - | - | ||
| Pinnacle Asset Group Llc | Finance and Insurance | - | - | - | ||
|
|
Finance and Insurance | - | - | - | ||
| R A Mercer & Co Pc | Professional, Scientific, and Technical Services | - | - | - | ||
| Stanton Ryan & Dauer Agency | Finance and Insurance | - | - | - |
Space Availability
- Space
- Size
- Space Use
- Build-Out
- Available
- 1st Fl-Ste 1
- 3,200 SF
- Office
- -
- Now
- 2nd Fl-Ste 2
- 2,080 SF
- Office
- -
- Now
Professional offices at Lake Avenue offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
Professional offices at Lake Ave offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
Professional offices at Lake Ave offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
Professional offices at Lake Ave offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
Professional offices at Lake Ave offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
Professional offices at Lake Ave offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
Professional offices at Lake Ave offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
Professional offices at Lake Ave offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
| Space | Size | Space Use | Build-Out | Available |
| 1st Fl-Ste 1 | 3,200 SF | Office | - | Now |
| 2nd Fl-Ste 2 | 2,080 SF | Office | - | Now |
| 2nd Fl-Ste A-102 | 100 SF | Office | Partial Build-Out | Now |
| 2nd Fl-Ste A-103 | 80 SF | Office | Partial Build-Out | Now |
| 2nd Fl-Ste A-104 | 154 SF | Office | Partial Build-Out | Now |
| 2nd Fl-Ste A-105 | 120 SF | Office | Partial Build-Out | Now |
| 2nd Fl-Ste A-106 | 90 SF | Office | Partial Build-Out | Now |
| 2nd Fl-Ste A-107 | 100 SF | Office | Partial Build-Out | Now |
| 2nd Fl-Ste A-108 | 120 SF | Office | Partial Build-Out | Now |
| 2nd Fl-Ste A-109 | 120 SF | Office | Partial Build-Out | Now |
1st Fl-Ste 1
| Size |
| 3,200 SF |
| Space Use |
| Office |
| Build-Out |
| - |
| Available |
| Now |
2nd Fl-Ste 2
| Size |
| 2,080 SF |
| Space Use |
| Office |
| Build-Out |
| - |
| Available |
| Now |
2nd Fl-Ste A-102
| Size |
| 100 SF |
| Space Use |
| Office |
| Build-Out |
| Partial Build-Out |
| Available |
| Now |
2nd Fl-Ste A-103
| Size |
| 80 SF |
| Space Use |
| Office |
| Build-Out |
| Partial Build-Out |
| Available |
| Now |
2nd Fl-Ste A-104
| Size |
| 154 SF |
| Space Use |
| Office |
| Build-Out |
| Partial Build-Out |
| Available |
| Now |
2nd Fl-Ste A-105
| Size |
| 120 SF |
| Space Use |
| Office |
| Build-Out |
| Partial Build-Out |
| Available |
| Now |
2nd Fl-Ste A-106
| Size |
| 90 SF |
| Space Use |
| Office |
| Build-Out |
| Partial Build-Out |
| Available |
| Now |
2nd Fl-Ste A-107
| Size |
| 100 SF |
| Space Use |
| Office |
| Build-Out |
| Partial Build-Out |
| Available |
| Now |
2nd Fl-Ste A-108
| Size |
| 120 SF |
| Space Use |
| Office |
| Build-Out |
| Partial Build-Out |
| Available |
| Now |
2nd Fl-Ste A-109
| Size |
| 120 SF |
| Space Use |
| Office |
| Build-Out |
| Partial Build-Out |
| Available |
| Now |
2nd Fl-Ste A-102
| Size | 100 SF |
| Space Use | Office |
| Build-Out | Partial Build-Out |
| Available | Now |
Professional offices at Lake Avenue offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
2nd Fl-Ste A-103
| Size | 80 SF |
| Space Use | Office |
| Build-Out | Partial Build-Out |
| Available | Now |
Professional offices at Lake Ave offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
2nd Fl-Ste A-104
| Size | 154 SF |
| Space Use | Office |
| Build-Out | Partial Build-Out |
| Available | Now |
Professional offices at Lake Ave offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
2nd Fl-Ste A-105
| Size | 120 SF |
| Space Use | Office |
| Build-Out | Partial Build-Out |
| Available | Now |
Professional offices at Lake Ave offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
2nd Fl-Ste A-106
| Size | 90 SF |
| Space Use | Office |
| Build-Out | Partial Build-Out |
| Available | Now |
Professional offices at Lake Ave offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
2nd Fl-Ste A-107
| Size | 100 SF |
| Space Use | Office |
| Build-Out | Partial Build-Out |
| Available | Now |
Professional offices at Lake Ave offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
2nd Fl-Ste A-108
| Size | 120 SF |
| Space Use | Office |
| Build-Out | Partial Build-Out |
| Available | Now |
Professional offices at Lake Ave offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
2nd Fl-Ste A-109
| Size | 120 SF |
| Space Use | Office |
| Build-Out | Partial Build-Out |
| Available | Now |
Professional offices at Lake Ave offer exceptionally maintained, fully furnished, move-in ready offices that are perfect for individuals and businesses, with your changing workforce needs. Give yourself or your team a place to focus, thrive, and grow in a modern workplace that has a spacious open-floor plan, work stations, conferencing area, and various sized private suites that are available. Elevate the status of your business inside a fully renovated building with modern interiors that will offer a vibrant, flexible, brighter side to your business. Experience the perfect blend of style, functionality, and accessibility at this prime location in the heart of Orchard Park.
Property Taxes
| Parcel Number | 146089-152-160-0003-019-000 | Improvements Assessment | $715,262 CAD |
| Land Assessment | $104,980 CAD | Total Assessment | $820,242 CAD |
Property Taxes
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6455 Lake Ave
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