Flex Retail
For Sale
$425,000
660 North French Road, Amherst, NY 14068
A 2,662+ SF commercial building currently operating as a bottle redemption and recycling facility.
Property Size2,662 SF
Price / SF$159.65
Days on Market90
Property Features for 660 North French Road
General Information
Standard status
Active
Size
2,662 SF
Property subtype
Retail
Building Details
Building Size
2,662 SF
Listing Agency:
Buffalo Office
(716) 852-7500
Listed By:
Ethan Yellen
(716) 852-7500
Source:
Pyramidbrokerage
Added: May 27
Changed: Aug 23
Last Checked: Aug 22 at 4:16PM
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 Buffalo Office
Investment Insights
Based on property information with market context.
This 2,662+ SF commercial building is currently operating as a bottle redemption and recycling facility, with existing operational infrastructure in place. The building offers a flexible layout that can support a variety of commercial uses.
The property is located in Amherst, NY on North French Road within one of Western New York’s most active suburban commercial corridors.
For sale as a stable cash-flow opportunity, this storefront-style building presents an adaptable option for buyers seeking an income-producing property with usable space already set up for redemption and recycling operations.
The property is located in Amherst, NY on North French Road within one of Western New York’s most active suburban commercial corridors.
For sale as a stable cash-flow opportunity, this storefront-style building presents an adaptable option for buyers seeking an income-producing property with usable space already set up for redemption and recycling operations.
Key Highlights
- 2,662+ SF commercial building in Amherst, NY built in 1972
- Currently operating as a bottle redemption/recycling facility
- Existing operational infrastructure supports ongoing use as a redemption/recycling site
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
$32,200
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
7.58%
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%
$644,000
$644.0K
Cap Rate 7%
$460,000
$460.0K
Cap Rate 9%
$357,778
$357.8K
Market Conditions
NOI Build-Up for 2,662 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
$47.9K $18.00/SF
− Vacancy
−$1.9K −$0.72/SF
EGI
$46.0K $17.28/SF
− OpEx
−$13.8K −$5.18/SF
NOI
$32.2K $12.10/SF
Area
Amherst, NY
Vacancy
4.00%
Lease Rate
$18.00 /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%
$644,000
Cap Rate 7%
$460,000
Cap Rate 9%
$357,778
Alternative Uses
Best Use
Retail
$460.0K
$402.5K – $536.7K
NOI $32,200 @ 7.0% cap · market cap 7.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$686.0K
$600.3K – $800.4K
NOI $48,022 @ 7.0% cap · market cap 11.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
431
Businesses Nearby
16k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
7-Eleven
Shops & Services
15,997 visits/mo
0.0 miles
Demographics for 14068, NY
7,399
Population
3,439
Households
2.2
Avg Household Size
49
Median Age
53%
College-Educated
94%
High-School Grad
3.7 sq mi
ZIP Area
2,000
Density / Sq Mi
$120,021
Median Household Income
$64,769
Median Earnings
$1,546
Median Rent
$348,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - A 2,662+ SF commercial building currently operating as a bottle redemption and recycling facility.
Where is this retail space located?
The property is located at 660 North French Road Amherst, NY.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 2,662+ SF commercial building in Amherst, NY built in 1972; Currently operating as a bottle redemption/recycling facility; Existing operational infrastructure supports ongoing use as a redemption/recycling site
