Four-Unit Mixed-Use
New
For Sale
$499,000
1166 Abbott Road, Buffalo, NY 14220
Three apartments and a ground-floor office provide a blend of residential and commercial space in one building.
Property Size4,325 SF
Days on Market5
Property Features for 1166 Abbott Road
General Information
Standard status
Active
Size
4,325 SF
Total Parking Spaces
6
Property subtype
Mixed Use
Units
Unit Mix
2 x 3BR, 1 x 1BR
Multifamily Units
3
Office Units
1
Additional Details
Floor
First floor
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$3,602
Building Details
Building Size
4,325 SF
Year Built
1930
Buildings
1
Listing Agency:
Gurney Becker & Bourne
Listed By:
Gary Greco Jr · License #10401251303
(716) 208-5340
Source:
Highfallssir
Added: Oct 16
Changed: Oct 19
Last Checked: Oct 19 at 2:43PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Gurney Becker & Bourne
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Investment Insights
Based on property information with market context.
Built in 1930, this four-unit mixed-use property in Buffalo contains three apartments and a first-floor office. The office includes a waiting area, two offices, and a half bathroom. Apartment layouts include one one-bedroom unit and two three-bedroom units, with kitchens and bathrooms; hardwood flooring is present in the two larger apartments. The building also has a full basement with washer and dryer hookups for each tenant and storage space.
Each unit has separate utility meters, its own high-efficiency furnace, and a hot water tank. The property offers parking for up to 6 cars. Exterior features include replacement windows and a metal roof. Updates include electrical boxes and a furnace installed in 2024.
Each unit has separate utility meters, its own high-efficiency furnace, and a hot water tank. The property offers parking for up to 6 cars. Exterior features include replacement windows and a metal roof. Updates include electrical boxes and a furnace installed in 2024.
Key Highlights
- Four units: three apartments and one office
- Apartment mix includes one 1‑bedroom unit and two 3‑bedroom units
- Separate meters, high‑efficiency furnace, and hot water tank for each unit
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$39,528
Cap Rate
7.92%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$790,560
$790.6K
Cap Rate 7%
$564,686
$564.7K
Cap Rate 9%
$439,200
$439.2K
Market Conditions
NOI Build-Up for 4,325 SF
Gross rent
$75.3K $17.40/SF
− Vacancy
−$3.4K −$0.78/SF
EGI
$71.9K $16.62/SF
− OpEx
−$32.3K −$7.48/SF
NOI
$39.5K $9.14/SF
Area
Buffalo, NY
Vacancy
4.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$790,560
Cap Rate 7%
$564,686
Cap Rate 9%
$439,200
Alternative Uses
Best Use
Mixed Use
$667.3K
$583.9K – $778.5K
NOI $46,710 @ 7.0% cap · market cap 9.36%
Second Best
Apartment 5plus
$564.7K
$494.1K – $658.8K
NOI $39,528 @ 7.0% cap · market cap 7.92%
Theoretical Best
Office A
$1.04M
$910.1K – $1.21M
NOI $72,805 @ 7.0% cap · market cap 14.59%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
1
Office units
3
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
443
Businesses Nearby
Explore this area
Business Placement
Demographics for 14220, NY
23,959
Population
11,286
Households
2.1
Avg Household Size
38
Median Age
28%
College-Educated
93%
High-School Grad
3.8 sq mi
ZIP Area
6,305
Density / Sq Mi
$68,337
Median Household Income
$42,112
Median Earnings
$974
Median Rent
$180,200
Median Home Value
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three apartments and a ground-floor office provide a blend of residential and commercial space in one building.
Where is this mixed-use property located?
The property is located at 1166 Abbott Road Buffalo, NY.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Four units: three apartments and one office; Apartment mix includes one 1‑bedroom unit and two 3‑bedroom units; Separate meters, high‑efficiency furnace, and hot water tank for each unit
