Flex Industrial Space with Grade
New
For Sale
$200,000
1273 Clinton Street, Buffalo, NY 14206
Flexible industrial space combines an open shop area, office space, grade-level loading, and on-site parking.
Property Size2,080 SF
Days on Market7
Property Features for 1273 Clinton Street
General Information
Standard status
Active
Size
2,080 SF
Property subtype
Industrial
Additional Details
Drive-In Doors
1
Taxes and HOA fees
Annual Taxes
$2,217
Building Details
Building Size
2,080 SF
Year Built
1920
Listing Agency:
Hanna Commercial
(716) 909-1375
Listed By:
Emily Cornwell · License #10301217387
(716) 909-1375
Source:
Highfallssir
Added: Aug 8
Changed: Aug 14
Last Checked: Aug 14 at 5:47AM
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 Hanna Commercial
Investment Insights
Based on property information with market context.
Built in 1920, this flex property provides an open shop and warehouse area with high ceilings, overhead lighting, and a 12-foot grade-level door for loading and equipment movement. Dedicated office space is included, with plumbing already in place for future user improvements. Newer exterior paint, on-site parking, and direct grade-level access add practical functionality for day-to-day operations.
The property is located at 1273 Clinton Street in Buffalo, with access to Downtown Buffalo, the Peace Bridge, the Canadian border, Buffalo Niagara International Airport, and major transportation routes serving the Buffalo and Western New York markets. Its configuration supports a range of industrial and service-oriented operations requiring shop, storage, office, and loading areas.
The property is located at 1273 Clinton Street in Buffalo, with access to Downtown Buffalo, the Peace Bridge, the Canadian border, Buffalo Niagara International Airport, and major transportation routes serving the Buffalo and Western New York markets. Its configuration supports a range of industrial and service-oriented operations requiring shop, storage, office, and loading areas.
Key Highlights
- Open shop and warehouse area with high ceilings and bright overhead lighting
- 12‑foot grade door provides grade‑level loading and equipment access
- Dedicated office space with plumbing in place for a new user
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
$17,691
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
8.85%
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%
$353,820
$353.8K
Cap Rate 7%
$252,729
$252.7K
Cap Rate 9%
$196,567
$196.6K
Market Conditions
NOI Build-Up for 2,080 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
$21.2K $10.20/SF
− Vacancy
−$403 −$0.19/SF
EGI
$20.8K $10.01/SF
− OpEx
−$3.1K −$1.50/SF
NOI
$17.7K $8.51/SF
Area
Buffalo, NY
Vacancy
1.90%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
15.00%
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%
$353,820
Cap Rate 7%
$252,729
Cap Rate 9%
$196,567
Alternative Uses
Best Use
Warehouse
$252.7K
$221.1K – $294.9K
NOI $17,691 @ 7.0% cap · market cap 8.85%
Second Best
Flex RnD
$215.5K
$188.6K – $251.5K
NOI $15,088 @ 7.0% cap · market cap 7.54%
Theoretical Best
Office A
$500.2K
$437.7K – $583.6K
NOI $35,014 @ 7.0% cap · market cap 17.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
463
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 14206, NY
21,706
Population
10,677
Households
2
Avg Household Size
38
Median Age
18%
College-Educated
87%
High-School Grad
5.0 sq mi
ZIP Area
4,341
Density / Sq Mi
$46,842
Median Household Income
$38,379
Median Earnings
$886
Median Rent
$111,600
Median Home Value
Market
Vacancy Rate% for Industrial in Buffalo, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flexible industrial space combines an open shop area, office space, grade-level loading, and on-site parking.
Where is this flex space located?
The property is located at 1273 Clinton Street Buffalo, NY.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: Open shop and warehouse area with high ceilings and bright overhead lighting; 12‑foot grade door provides grade‑level loading and equipment access; Dedicated office space with plumbing in place for a new user
