Industrial Warehouse with Loading
For Sale
$1,900,000
1285 William St, Buffalo, NY 14206
Warehouse with three loading docks, 400-amp 480-volt power, and a fenced outdoor parking and storage yard.
Property Size18,000 SF
Lot Size7.24 Acres
Price / SF$105.56
Days on Market48
Property Features for 1285 William St
General Information
Standard status
Active
Size
18,000 SF
Class
C
Lot size
7.24 Acres
Property subtype
Factory
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Dock-High Doors
3
Heavy Power
Yes
Building Details
Building Size
18,000 SF
Year Built
1955
Listing Agency:
Recckio Real Estate & Development, Inc.
Listed By:
Rick Recckio · License #31RE0821429
(716) 998-4422
Source:
Thebrokerlist
Added: Jul 19
Changed: Sep 1
Last Checked: Sep 2 at 1:12PM
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 Recckio Real Estate & Development, Inc.
Investment Insights
Based on property information with market context.
This industrial warehouse property at 1285 William St in Buffalo offers a functional distribution and storage layout with 18,000± SF of building area. The site includes three loading docks and 400-amp, 480-volt electrical service to support day-to-day industrial operations. Outdoor space is a key part of the offering, featuring a large fenced parking and storage yard that is partially blacktopped and stoned.
Two adjacent parking lots are available for ground lease, creating flexibility to expand storage and staging capacity as needs change. The surrounding industrial district includes established warehouse, transportation, and commercial service businesses.
Additional details include secure outdoor storage capabilities and a flexible site configuration suited to warehousing, distribution, and contractor or equipment-related operations.
Two adjacent parking lots are available for ground lease, creating flexibility to expand storage and staging capacity as needs change. The surrounding industrial district includes established warehouse, transportation, and commercial service businesses.
Additional details include secure outdoor storage capabilities and a flexible site configuration suited to warehousing, distribution, and contractor or equipment-related operations.
Key Highlights
- 4,000± SF warehouse in the City of Buffalo built in 1955
- Three (3) loading docks for loading and distribution operations
- 400‑amp, 480‑volt electrical service to support industrial equipment and operations
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
$153,095
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
8.06%
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%
$3,061,900
$3.1M
Cap Rate 7%
$2,187,071
$2.2M
Cap Rate 9%
$1,701,056
$1.7M
Market Conditions
NOI Build-Up for 18,000 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
$183.6K $10.20/SF
− Vacancy
−$3.5K −$0.19/SF
EGI
$180.1K $10.01/SF
− OpEx
−$27.0K −$1.50/SF
NOI
$153.1K $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%
$3,061,900
Cap Rate 7%
$2,187,071
Cap Rate 9%
$1,701,056
Alternative Uses
Best Use
Warehouse
$2.19M
$1.91M – $2.55M
NOI $153,095 @ 7.0% cap · market cap 8.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.33M
$3.79M – $5.05M
NOI $303,005 @ 7.0% cap · market cap 15.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Dock-high doors
Yes
Heavy power
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
356
Businesses Nearby
Well-served
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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- Habibagen Self Storage — Buffalo, NY 14206
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- Spare Room Self Storage — 1545 William St, Buffalo, NY 14206
Frequently Asked Questions
What type of property is this?
Warehouse - Warehouse with three loading docks, 400-amp 480-volt power, and a fenced outdoor parking and storage yard.
Where is this warehouse located?
The property is located at 1285 William St Buffalo, NY.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: 4,000± SF warehouse in the City of Buffalo built in 1955; Three (3) loading docks for loading and distribution operations; 400‑amp, 480‑volt electrical service to support industrial equipment and operations
