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6455 Lake Ave 14,943 SF Office Building Orchard Park, NY 14127 $1,150,000 ($76.96/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 is a diversified financial services company headquartered in Newark, New Jersey, operating through its PGIM investment management platform and U.S. and International insurance and retirement businesses. Founded in 1875, the company trades on the New York Stock Exchange under ticker symbol PRU. Through PGIM, its asset management arm, Prudential manages $1.4 trillion in assets across public and private markets as of March 2026. PGIM Real Estate, the company's real estate investment division, ranks as the second-largest real estate investment manager globally with $217 billion in assets under management and administration across equity, debt, and agriculture investments. The real estate platform operates through strategies spanning core, core-plus, and value-add equity investments, as well as real estate debt and agriculture. PGIM Real Estate maintains investment teams in 30 cities worldwide, with portfolio holdings that include office, industrial, multifamily, retail, and hotel assets across the United States, Europe, and Asia-Pacific. The real estate division has over 56 years of investment experience and manages investments for institutional clients including pension funds, insurance companies, and sovereign wealth funds. In June 2025, PGIM merged its fixed income and private credit units to form a credit platform approaching $1 trillion in assets.
- 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 | $511,000 |
| Land Assessment | $75,000 | Total Assessment | $586,000 |
Property Taxes
