Renovated Industrial Building Near
For Sale
$1,500,000
4353 Miller Road, Niagara Falls, NY 14304
7,080 SF renovated industrial building near U.S.-Canada border.
Property Size7,080 SF
Lot Size3.22 Acres
Price / SF$211.86
Days on Market149
Property Features for 4353 Miller Road
General Information
Standard status
Active
Size
7,080 SF
Lot size
3.22 Acres
Property subtype
Industrial
Listing Agency:
CBRE | Buffalo
(716) 855-3700
Listed By:
Lida Eberz · License #Real Estate Salesperson
Source:
Cbre
Added: Mar 25
Changed: Aug 14
Last Checked: Aug 19 at 7:35AM
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 CBRE | Buffalo
Investment Insights
Based on property information with market context.
The property is a 7,080 square foot industrial building situated on a 3.22-acre site in Niagara Falls, New York. It features a mix of office space and five garage bays. Located minutes from the U.S.-Canada border, the property was fully renovated between 2023 and 2024. Renovations include new office space, new perimeter fencing, high-security gate access, and exterior security lighting and cameras. The new office space includes five private offices, an IT room, a bullpen area, private bathrooms, and a dedicated washroom with shower. The fully fenced lot can accommodate approximately 42 trailers. There are three 12-foot by 14-foot grade doors, one 14-foot by 14-foot grade door, and one 16-foot by 14-foot grade door. The property is located 2 miles from I-190 and 5 miles from the Lewiston-Queenston Bridge to Canada. It is also less than 1 mile from Amazon’s 3.1 MSF Robotic Fulfillment Center, slated to open in 2026.
Key Highlights
- Fully renovated in 2023‑2024 with new office space and enhanced security features.
- Strategic location: minutes from the U.S.-Canada border and near a major Amazon Fulfillment Center.
- Large 3.22 AC site with fully fenced lot capable of holding ±42 trailers.**
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
$61,829
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
4.12%
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%
$1,236,580
$1.2M
Cap Rate 7%
$883,271
$883.3K
Cap Rate 9%
$686,989
$687.0K
Market Conditions
NOI Build-Up for 7,080 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
$102.0K $14.40/SF
− Vacancy
−$6.8K −$0.96/SF
EGI
$95.1K $13.44/SF
− OpEx
−$33.3K −$4.70/SF
NOI
$61.8K $8.73/SF
Area
Niagara County, NY
Vacancy
6.70%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
35.00%
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%
$1,236,580
Cap Rate 7%
$883,271
Cap Rate 9%
$686,989
Alternative Uses
Best Use
Industrial
$4.95M
$4.33M – $5.78M
NOI $346,796 @ 7.0% cap · market cap 23.12%
Second Best
Flex RnD
$883.3K
$772.9K – $1.03M
NOI $61,829 @ 7.0% cap · market cap 4.12%
Theoretical Best
Warehouse
$6.02M
$5.26M – $7.02M
NOI $421,110 @ 7.0% cap · market cap 28.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
59
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14304, NY
28,923
Population
13,705
Households
2.1
Avg Household Size
45
Median Age
25%
College-Educated
92%
High-School Grad
21.5 sq mi
ZIP Area
1,345
Density / Sq Mi
$64,756
Median Household Income
$42,613
Median Earnings
$901
Median Rent
$151,500
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Scalzo's Catering — 7228 St Joseph Rd, Niagara Falls, NY 14304
Frequently Asked Questions
What type of property is this?
Flex space - 7,080 SF renovated industrial building near U.S.-Canada border.
Where is this flex space located?
The property is located at 4353 Miller Road Niagara Falls, NY.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Fully renovated in 2023‑2024 with new office space and enhanced security features.; Strategic location: minutes from the U.S.-Canada border and near a major Amazon Fulfillment Center.; Large 3.22 AC site with fully fenced lot capable of holding ±42 trailers.**
