Flex Building with Workshop
For Sale
$675,000
Pending
1783 Kenmore Avenue, Buffalo, NY 14217
CommercialSale, Buffalo, NY
Property Size6,542 SF
Lot Size0.36 Acres
Days on Market73
Property Features for 1783 Kenmore Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
4
Zoning description
Commercial
Parking
20
Subdivision
Holland Land Company's Su
Lot features
Rectangular, Rectangular Lot
Elementary school district
Kenmore-Tonawanda Union Free District
Middle school district
Kenmore-Tonawanda Union Free District
High school district
Kenmore-Tonawanda Union Free District
Directions
Military Rd to Kenmore Ave
Standard status
Pending
APN
146401-077-360-0005-034-000
Size
6,542 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Annual Amount
31352
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Radiant, Forced Air
Amenities
reception area
private offices
conference room
restrooms
warehouse with 16-foot ceilings
drive-in overhead doors
refinished concrete floors
heat throughout warehouse
private workshop spaces
outdoor storage space
Building Details
Year built
1900
Floors in Building
1
Flooring type
Carpet, Concrete
Building materials
Brick, Block
Roof type
Flat
Listing Agency:
WNY Metro Roberts Realty
(716) 559-9972
Listed By:
Ryan Burke · License #10301222154
(716) 572-2848
Added: Jun 9
Changed: Aug 20
Last Checked: Aug 20 at 12:06PM
MLS# B1689198
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 6,542-square-foot flex building occupies a 15,768-square-foot lot and combines office, warehouse, and workshop areas. Approximately 1,500 square feet of office space includes a reception area, two private offices, a conference room, and two restrooms. The warehouse has approximately 16-foot ceilings, three 12-foot drive-in overhead doors, refinished concrete floors, and heating throughout. Three private workshop areas add further functional space for business operations.
Recent and planned improvements include a new furnace, a new hot water tank, and installation of a new flat roof over the office section before closing. The property also provides on-site parking, a newly installed double-wide concrete driveway, and outdoor storage behind the building. Construction includes brick and block, with public sewer service and natural gas, radiant, and forced-air heating.
Recent and planned improvements include a new furnace, a new hot water tank, and installation of a new flat roof over the office section before closing. The property also provides on-site parking, a newly installed double-wide concrete driveway, and outdoor storage behind the building. Construction includes brick and block, with public sewer service and natural gas, radiant, and forced-air heating.
Key Highlights
- 6,542 SF commercial building on a 15,768 SF lot
- Approximately 1,500 SF of office space with reception, two private offices, conference room, and two restrooms
- Warehouse with approximately 16‑foot ceilings and three 12‑foot drive‑in overhead doors
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
$55,641
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
8.24%
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%
$1,112,820
$1.1M
Cap Rate 7%
$794,871
$794.9K
Cap Rate 9%
$618,233
$618.2K
Market Conditions
NOI Build-Up for 6,542 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
$66.7K $10.20/SF
− Vacancy
−$1.3K −$0.19/SF
EGI
$65.5K $10.01/SF
− OpEx
−$9.8K −$1.50/SF
NOI
$55.6K $8.51/SF
Area
Buffalo, NY
Vacancy
1.90%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
15.00%
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%
$1,112,820
Cap Rate 7%
$794,871
Cap Rate 9%
$618,233
Alternative Uses
Best Use
Office B
$1.17M
$1.02M – $1.36M
NOI $81,575 @ 7.0% cap · market cap 12.09%
Second Best
Warehouse
$794.9K
$695.5K – $927.4K
NOI $55,641 @ 7.0% cap · market cap 8.24%
Theoretical Best
Office A
$1.57M
$1.38M – $1.84M
NOI $110,125 @ 7.0% cap · market cap 16.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
3
Drive-in doors
Location Intelligence
Trade Area within ½ mile
861
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 14217, NY
23,085
Population
11,280
Households
2
Avg Household Size
41
Median Age
41%
College-Educated
95%
High-School Grad
3.2 sq mi
ZIP Area
7,214
Density / Sq Mi
$72,205
Median Household Income
$51,075
Median Earnings
$970
Median Rent
$193,200
Median Home Value
Market
Vacancy Rate% for Office in Buffalo, NY
Questions? Ask Rey
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Similar Off Market Nearby
- Buffalo Caterers — 277 Hinman Ave, Buffalo, NY 14216
- Crazy Cannoli Chick — 1530 Kenmore Ave, Buffalo, NY 14216
- Munch Buffalo — 700 Military Rd, Buffalo, NY 14216
- Karen Goodman Catering, LLC — Kenmore, NY 14217
- Moe's Southwest Grill — 2658 Delaware Ave #300, Buffalo, NY 14216
Frequently Asked Questions
What type of property is this?
Flex space - Mixed-use commercial facility combining office, warehouse, shop, parking, and rear outdoor storage areas.
Where is this flex space located?
The property is located at 1783 Kenmore Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: 6,542 SF commercial building on a 15,768 SF lot; Approximately 1,500 SF of office space with reception, two private offices, conference room, and two restrooms; Warehouse with approximately 16‑foot ceilings and three 12‑foot drive‑in overhead doors
