Office Building with Large Window
For Sale
Contact for pricing
17 Beresford Ct, Buffalo, NY 14221
Office building featuring large windows, a stylish reception entry, and multiple conference and private office rooms.
Property Size11,000 SF
Price / SF$159.09
Days on Market501
Property Features for 17 Beresford Ct
General Information
Standard status
Active
Size
11,000 SF
Property subtype
OFFICE
Amenities
Large windows for natural light
Stylish reception/entryway
Two conference rooms
Two large conference/training rooms
23 private offices
Listing Agency:
Donovan Real Estate Services
(716) 998-2943
Listed By:
Joseph Jacobi Jr. · License ##10491202934
(716) 863-7731
Source:
Moodyscre
Added: Apr 16, 2025
Changed: Aug 8
Last Checked: Aug 28 at 12:47PM
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 Donovan Real Estate Services
Investment Insights
Based on property information with market context.
This office building offers a first-class buildout with a stylish reception and entryway. The interior layout includes large windows for natural light and multiple meeting spaces, including two conference rooms and two larger conference/training rooms. In addition, the space is arranged with 23 private offices, supporting a range of professional office workflows.
The property is offered for sale at 17 Beresford Ct in Buffalo, NY 14221. Taxes are listed as 35,500 per year.
With its combination of reception space, dedicated conference/training rooms, and a substantial number of private offices, the building is well suited for organizations seeking a structured office environment.
The property is offered for sale at 17 Beresford Ct in Buffalo, NY 14221. Taxes are listed as 35,500 per year.
With its combination of reception space, dedicated conference/training rooms, and a substantial number of private offices, the building is well suited for organizations seeking a structured office environment.
Key Highlights
- Office building with first‑class buildout and stylish reception/entryway
- Large windows throughout for natural light
- Includes 2 conference rooms plus 2 large conference/training rooms
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
$137,164
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
7.84%
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%
$2,743,280
$2.7M
Cap Rate 7%
$1,959,486
$2.0M
Cap Rate 9%
$1,524,044
$1.5M
Market Conditions
NOI Build-Up for 11,000 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
$224.4K $20.40/SF
− Vacancy
−$41.5K −$3.77/SF
EGI
$182.9K $16.63/SF
− OpEx
−$45.7K −$4.16/SF
NOI
$137.2K $12.47/SF
Area
Buffalo, NY
Vacancy
18.50%
Lease Rate
$20.40 /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%
$2,743,280
Cap Rate 7%
$1,959,486
Cap Rate 9%
$1,524,044
Alternative Uses
Best Use
Office B
$1.96M
$1.71M – $2.29M
NOI $137,164 @ 7.0% cap · market cap 7.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.65M
$2.31M – $3.09M
NOI $185,170 @ 7.0% cap · market cap 10.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
987
Businesses Nearby
Explore this area
Business Placement
Demographics for 14221, NY
55,275
Population
25,281
Households
2.2
Avg Household Size
48
Median Age
57%
College-Educated
96%
High-School Grad
23.4 sq mi
ZIP Area
2,362
Density / Sq Mi
$101,275
Median Household Income
$58,665
Median Earnings
$1,560
Median Rent
$298,500
Median Home Value
Market
Vacancy Rate% for Office in Buffalo, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Office building featuring large windows, a stylish reception entry, and multiple conference and private office rooms.
Where is this office building located?
The property is located at 17 Beresford Ct Buffalo, NY.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Office building with first‑class buildout and stylish reception/entryway; Large windows throughout for natural light; Includes 2 conference rooms plus 2 large conference/training rooms
