Mixed-Use Property with
For Sale
$499,900
1532 Genesee Street, Buffalo, NY 14211
CommercialSale, Buffalo, NY
Property Size3,914 SF
Lot Size0.43 Acres
Price / SF$127.72
Days on Market203
Property Features for 1532 Genesee Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
N3R
Zoning description
Residential Multi Use
Rooms
Basement
Parking
30
Lot features
Rectangular, Rectangular Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Subdivision
Buffalo City-140200
Standard status
Active
APN
140200-101-470-0001-068-100
Size
3,914 SF
Lot size
0.43 Acres
Taxes and HOA fees
Tax Annual Amount
2448
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Building Details
Year built
1900
Floors in Building
2
Roof type
Shingle, Membrane, Asphalt, Flat, Rubber
Listing Agency:
Pioneer Star Real Estate Inc.
(716) 689-7250
Listed By:
Sandra Callahan · License #30CA1012043
(716) 510-8711
Added: Feb 2
Changed: Aug 19
Last Checked: Aug 24 at 6:06PM
MLS# B1660576
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,914-square-foot mixed-use building includes a functioning restaurant on the main level and loft-style living space above. The restaurant is equipped with commercial cooking equipment and two walk-in freezers. The upper level features an open layout, private patio, high-end kitchen and bathroom finishes, brick accent detailing, and washer and dryer hookups.
The property occupies 0.4347 acres and includes a fenced, gated lot with parking for up to 30+ cars. Building systems include new plumbing and electrical work completed during a reconstruction from the studs, along with forced-air heating fueled by natural gas. The property has public sewer service and N3R zoning. Its location is approximately five minutes from downtown Buffalo.
The property occupies 0.4347 acres and includes a fenced, gated lot with parking for up to 30+ cars. Building systems include new plumbing and electrical work completed during a reconstruction from the studs, along with forced-air heating fueled by natural gas. The property has public sewer service and N3R zoning. Its location is approximately five minutes from downtown Buffalo.
Key Highlights
- 3,914‑square‑foot mixed‑use building with restaurant and loft‑style second floor
- Main‑level restaurant includes commercial cooking equipment and 2 walk‑in freezers
- Upper level offers private patio, open layout, high‑end finishes, and washer and dryer hookups
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$44,878
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.98%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$897,560
$897.6K
Cap Rate 7%
$641,114
$641.1K
Cap Rate 9%
$498,644
$498.6K
Market Conditions
NOI Build-Up for 3,914 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$65.8K $16.80/SF
− Vacancy
−$5.9K −$1.51/SF
EGI
$59.8K $15.29/SF
− OpEx
−$15.0K −$3.82/SF
NOI
$44.9K $11.47/SF
Area
Buffalo, NY
Vacancy
9.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$897,560
Cap Rate 7%
$641,114
Cap Rate 9%
$498,644
Alternative Uses
Best Use
Specialty Retail
$641.1K
$561.0K – $748.0K
NOI $44,878 @ 7.0% cap · market cap 8.98%
Second Best
Mixed Use
$603.9K
$528.4K – $704.5K
NOI $42,271 @ 7.0% cap · market cap 8.46%
Theoretical Best
Office A
$941.2K
$823.6K – $1.10M
NOI $65,887 @ 7.0% cap · market cap 13.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
587
Businesses Nearby
Explore this area
Business Placement
Demographics for 14211, NY
26,449
Population
11,498
Households
2.3
Avg Household Size
32
Median Age
15%
College-Educated
84%
High-School Grad
3.9 sq mi
ZIP Area
6,782
Density / Sq Mi
$34,490
Median Household Income
$30,705
Median Earnings
$1,008
Median Rent
$91,600
Median Home Value
Market
Vacancy Rate% for Retail in Buffalo, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Rebuilt commercial building combines an operating restaurant, loft-style second floor, private patio, and gated parking area.
Where is this mixed-use property located?
The property is located at 1532 Genesee Street Buffalo, NY.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: 3,914‑square‑foot mixed‑use building with restaurant and loft‑style second floor; Main‑level restaurant includes commercial cooking equipment and 2 walk‑in freezers; Upper level offers private patio, open layout, high‑end finishes, and washer and dryer hookups
