Mixed-Use Commercial and
For Sale
$399,000
9830 Main Street, Clarence, NY 14031
Mixed-use property with two residential units above and 1,400± SF of lower-level commercial space.
Property Size2,948 SF
Lot Size0.71 Acres
Price / SF$135.35
Days on Market38
Property Features for 9830 Main Street
General Information
Standard status
Active
Size
2,948 SF
Lot size
0.71 Acres
Property subtype
Multi-Unit
Additional Details
Road Access
Yes
Multifamily Units
2
Building Details
Building Size
2,948 SF
Listing Agency:
Buffalo Office
(716) 852-7500
Listed By:
Ethan Yellen
(716) 852-7500
Source:
Pyramidbrokerage
Added: Jul 22
Changed: Aug 14
Last Checked: Aug 28 at 6:48AM
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 mixed-use property includes two apartment units on the top floor and approximately 1,400± SF of lower-level commercial space. The building is set on a 0.71-acre lot and offers an attached garage, an additional carport, and ample off-street parking that extends to the rear of the property.
With strong frontage on Main St and high traffic exposure, the commercial space is positioned for visibility. The property also provides easy access to Transit Rd/Sheridan Dr.
The surrounding area is densely residential, supported by a corridor where professional, retail, and service-related businesses operate, making this configuration suitable for owner-occupants seeking rental income alongside commercial use.
With strong frontage on Main St and high traffic exposure, the commercial space is positioned for visibility. The property also provides easy access to Transit Rd/Sheridan Dr.
The surrounding area is densely residential, supported by a corridor where professional, retail, and service-related businesses operate, making this configuration suitable for owner-occupants seeking rental income alongside commercial use.
Key Highlights
- Mixed‑use building with 2 residential units on the top floor and 1,400± SF of lower‑level commercial space
- 0.71‑acre lot with strong Main St. frontage and high traffic exposure
- Easy access to Transit Rd/Sheridan Dr
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
$18,955
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
4.75%
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%
$379,100
$379.1K
Cap Rate 7%
$270,786
$270.8K
Cap Rate 9%
$210,611
$210.6K
Market Conditions
NOI Build-Up for 2,948 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
$40.7K $13.80/SF
− Vacancy
−$13.6K −$4.61/SF
EGI
$27.1K $9.19/SF
− OpEx
−$8.1K −$2.76/SF
NOI
$19.0K $6.43/SF
Area
Erie County, NY
Vacancy
33.44%
Lease Rate
$13.80 /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%
$379,100
Cap Rate 7%
$270,786
Cap Rate 9%
$210,611
Alternative Uses
Best Use
Office B
$527.7K
$461.8K – $615.7K
NOI $36,941 @ 7.0% cap · market cap 9.26%
Second Best
Multifamily LT 5
$270.8K
$236.9K – $315.9K
NOI $18,955 @ 7.0% cap · market cap 4.75%
Theoretical Best
Office A
$644.4K
$563.9K – $751.9K
NOI $45,111 @ 7.0% cap · market cap 11.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
175
Businesses Nearby
Explore this area
Business Placement
Demographics for 14031, NY
9,983
Population
4,539
Households
2.2
Avg Household Size
51
Median Age
51%
College-Educated
98%
High-School Grad
19.4 sq mi
ZIP Area
515
Density / Sq Mi
$99,639
Median Household Income
$59,366
Median Earnings
$930
Median Rent
$324,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Mixed-use property with two residential units above and 1,400± SF of lower-level commercial space.
Where is this duplex located?
The property is located at 9830 Main Street Clarence, NY.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Mixed‑use building with 2 residential units on the top floor and 1,400± SF of lower‑level commercial space; 0.71‑acre lot with strong Main St. frontage and high traffic exposure; Easy access to Transit Rd/Sheridan Dr
