Retail Space with Parking
For Sale
Contact for pricing
8670 Main St, Williamsville, NY
Retail property with vacant space and large parking areas.
Property Size11,193 SF
Lot Size2.61 Acres
Price / SF$129.55
Days on Market515
Property Features for 8670 Main St
General Information
Standard status
Active
Size
11,193 SF
Lot size
2.61 Acres
Property subtype
RETAIL
Lease Type
NNN
Properties For Sale
at 8670 Main St Contact us- Floor
- 1
- Size
- 5,575 SF
- Type
- RETAIL
- Lease Type
- NNN
- Availability
- AVAILABLE, Now
- Sublease
- No
8670 Main St
- Good visibility from all directions
- Loading docks in rear of building
- Large...
show more
Contact us
Listing Agency:
Donovan Real Estate Services
(716) 998-2943
Listed By:
Brian P Donovan · License ##10491202934
(585) 703-3888
Source:
Moodyscre
Added: Apr 16, 2025
Changed: Sep 9
Last Checked: Sep 12 at 8:35AM
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 retail property features vacant space suitable for a new tenant or owner-operator. The property includes loading docks located at the rear of the vacant space. A large retail parking lot is situated in the front, complemented by large asphalt and stone parking fields in the rear. The property benefits from good visibility from all directions and includes a pylon sign to enhance visibility. There is potential for additional buildings to be constructed on the lot. The property size is 11193 square feet.
Key Highlights
- Upside with room for additional buildings on the lot
- Vacant space ideal for new tenant or owner/operator
- Large retail parking lot in front
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
$109,027
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
7.52%
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%
$2,180,540
$2.2M
Cap Rate 7%
$1,557,529
$1.6M
Cap Rate 9%
$1,211,411
$1.2M
Market Conditions
NOI Build-Up for 11,193 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
$174.6K $15.60/SF
− Vacancy
−$18.9K −$1.68/SF
EGI
$155.8K $13.92/SF
− OpEx
−$46.7K −$4.17/SF
NOI
$109.0K $9.74/SF
Area
Buffalo, NY
Vacancy
10.80%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
30.00%
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%
$2,180,540
Cap Rate 7%
$1,557,529
Cap Rate 9%
$1,211,411
Alternative Uses
Best Use
Retail
$1.56M
$1.36M – $1.82M
NOI $109,027 @ 7.0% cap · market cap 7.52%
Second Best
Industrial
$1.12M
$980.0K – $1.31M
NOI $78,400 @ 7.0% cap · market cap 5.41%
Theoretical Best
Office A
$2.69M
$2.36M – $3.14M
NOI $188,418 @ 7.0% cap · market cap 12.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
252
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Business Placement
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Retail space - Retail property with vacant space and large parking areas.
Where is this retail space located?
The property is located at 8670 Main St Williamsville, NY.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: Upside with room for additional buildings on the lot; Vacant space ideal for new tenant or owner/operator; Large retail parking lot in front
