Tonawanda Retail Building For
For Sale
Contact for pricing
Pending
10 Young St, Tonawanda, NY 14150
Retail building in Tonawanda, NY with long-term lease.
Property Size13,905 SF
Lot Size1.90 Acres
Days on Market590
Property Features for 10 Young St
General Information
Standard status
Pending
Size
13,905 SF
Lot size
1.90 Acres
Property subtype
Retail
Lease Type
NN
Investment Type
Net Lease
Building Details
Tenancy
Single
Listing Agency:
Gendron Commercial
Listed By:
John Gendron · License #ME 104572
Source:
Crexi
Added: Jan 8, 2025
Changed: Aug 8
Last Checked: Jul 24 at 10:23AM
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 Gendron Commercial
Investment Insights
Based on property information with market context.
The subject property, a retail building located at 10 Young St. in Tonawanda, NY, is available for sale. Constructed in 1996, the building has an area of 13,905 square feet and is situated on a 1.9-acre site. The property is currently occupied by Walgreens under a NNN lease with an original term of 49 years, with approximately 22 years remaining. Beginning in 2027, Walgreens has the right to terminate the lease every 5 years. The landlord is responsible for the roof and structure. The site is located in the heart of the Tonawanda retail district near the intersecting bridges of Tonawanda and North Tonawanda. The landlord has an exclusive on 500ft to the property and Walgreens has a first right of refusal with a 10 day response upon receipt. Tonawanda is located in Erie County, NY and part of the Buffalo Niagara Falls Metro Area. Buffalo is the second largest city in the state of New York. The state of New York is the largest employer to the city of Buffalo, employing over 15,000 people. Other top employers include, Kaleida Health, M&T Bank, the University of Buffalo, General Motors and Tops Friendly Markets. The annual rent is $150,000 until 1/31/2047. Walgreens Termination Option Dates: 1/31/2027 1/31/2032 1/31/2037 1/31/2042.
Key Highlights
- NN Lease with Walgreens: Enjoy stable, long‑term income from a national tenant.
- Strategic Location: Located in the heart of the Tonawanda retail district, near major intersections.
- Long Remaining Lease Term: Approximately 22 years remaining on the original 49‑year lease.
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
$125,025
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
7.92%
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%
$2,500,500
$2.5M
Cap Rate 7%
$1,786,071
$1.8M
Cap Rate 9%
$1,389,167
$1.4M
Market Conditions
NOI Build-Up for 13,905 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
$200.2K $14.40/SF
− Vacancy
−$21.6K −$1.56/SF
EGI
$178.6K $12.84/SF
− OpEx
−$53.6K −$3.85/SF
NOI
$125.0K $8.99/SF
Area
Erie County, NY
Vacancy
10.80%
Lease Rate
$14.40 /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%
$2,500,500
Cap Rate 7%
$1,786,071
Cap Rate 9%
$1,389,167
Alternative Uses
Best Use
Specialty Retail
$2.39M
$2.09M – $2.79M
NOI $167,444 @ 7.0% cap · market cap 10.60%
Second Best
Retail
$1.79M
$1.56M – $2.08M
NOI $125,025 @ 7.0% cap · market cap 7.92%
Theoretical Best
Office A
$3.04M
$2.66M – $3.55M
NOI $212,780 @ 7.0% cap · market cap 13.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
934
Businesses Nearby
96k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 46%
Dining 30%
Groceries 22%
Electronics 2%
Tops Friendly Markets
Groceries
20,728 visits/mo
0.4 miles
Burger King
Dining
14,079 visits/mo
0.2 miles
Dollar Tree
Shops & Services
12,403 visits/mo
0.2 miles
Tim Hortons
Dining
9,820 visits/mo
0.2 miles
7-Eleven
Shops & Services
6,544 visits/mo
0.2 miles
Demographics for 14150, NY
41,161
Population
20,152
Households
2
Avg Household Size
43
Median Age
32%
College-Educated
95%
High-School Grad
14.9 sq mi
ZIP Area
2,762
Density / Sq Mi
$70,294
Median Household Income
$46,867
Median Earnings
$1,094
Median Rent
$181,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Drug store - Retail building in Tonawanda, NY with long-term lease.
Where is this drug store located?
The property is located at 10 Young St Tonawanda, NY.
What is the asking price?
The asking price for this property is $1,579,000.
What are key features of this property?
This property features: NN Lease with Walgreens: Enjoy stable, long‑term income from a national tenant.; Strategic Location: Located in the heart of the Tonawanda retail district, near major intersections.; Long Remaining Lease Term: Approximately 22 years remaining on the original 49‑year lease.
