Mixed-Use Building with
New
For Sale
$499,000
1166 Abbott Road, Buffalo, NY 14220
Residential, Buffalo, NY
Property Size4,325 SF
Lot Size0.12 Acres
Price / SF$115.38
Days on Market3
Property Features for 1166 Abbott Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Commercial
Bedrooms
7
Bathrooms
4
Full bathrooms
3
Half bathrooms
1
Rooms
Bedroom 2, Bedroom 5, Basement, Bedroom 7, Bedroom 4, Bathroom 2, Bathroom 4, Bathroom 3, Bedroom 6, Bedroom 3, Bedroom 1, Bathroom 1
Appliances
GasWaterHeater
Subdivision
Buffalo Crk Reservation
Lot features
Corner Lot, Rectangular, Rectangular Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Standard status
Active
APN
140200-133-820-0003-002-000
Size
4,325 SF
Lot size
0.12 Acres
Additional Details
Property Use
Mixed-Use
Individually Metered Utilities
unspecified utilities
Taxes and HOA fees
Tax Annual Amount
3602
Utilities
Heating system
Natural Gas, Forced Air
Water source
Public
Building Details
Year built
1930
Floors in Building
2
Number of units
4
Flooring type
Hardwood, Tile, Carpet, Vinyl, Varies
Building materials
CompositeSiding
Architectural style
Other
Buildings
1
Listing Agency:
Gurney Becker & Bourne
(716) 849-1234
Listed By:
Gary Greco Jr · License #10401251303
(716) 208-5340
Added: Oct 26
Last Checked: Oct 28 at 7:06PM
MLS# B1725072
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.
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Investment Insights
Based on property information with market context.
The 4,325-square-foot building contains four units: three apartments and one office. The office includes a waiting area, two private offices, and a half bath. Apartment layouts include one three-bedroom unit on the first floor and a one-bedroom residence upstairs, alongside a second three-bedroom apartment. Hardwood flooring, updated kitchens and baths in the apartments, and a full basement with washer and dryer hookups for each tenant add to the configuration. Each unit has its own meter, furnace, and hot water tank. Replacement windows and a metal roof are among the exterior improvements; electrical boxes and a furnace were replaced in 2024.
The property occupies a 0.1194-acre corner lot at 1166 Abbott Road in Buffalo. On-site parking accommodates up to 6 cars.
The property occupies a 0.1194-acre corner lot at 1166 Abbott Road in Buffalo. On-site parking accommodates up to 6 cars.
Key Highlights
- Four‑unit mixed‑use building with three apartments and one office
- 4,325 square feet on a 0.1194‑acre corner lot
- On‑site parking for up to 6 cars
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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Property Analytics
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Current Use
Lease Details
1
Office units
3
Residential units
Yes
Paved road access
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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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Mixed-use property - Three apartments and a ground-floor office share the property, with separate utility metering for each unit.
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‑unit mixed‑use building with three apartments and one office; 4,325 square feet on a 0.1194‑acre corner lot; On‑site parking for up to 6 cars
