Two-Story Mixed-Use
New
For Sale
$379,000
462 Niagara Falls Boulevard, Buffalo, NY 14223
An available ground-floor commercial space is paired with open-concept office space on the upper level.
Property Size3,000 SF
Price / SF$126.33
Days on Market5
Property Features for 462 Niagara Falls Boulevard
General Information
Standard status
Active
Size
3,000 SF
Building Details
Year Built
1979
Buildings
1
Stories
2
Listing Agency:
Keller Williams Realty WNY
Listed By:
Brennan Macey · License #10401353748
(716) 771-9300
Source:
Skinnercnyrealty
Added: Oct 1
Last Checked: Oct 4 at 11:44AM
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 Keller Williams Realty WNY
Investment Insights
Based on property information with market context.
This 3,000 SF, two-story mixed-use property at 462 Niagara Falls Boulevard has a commercial space on the ground floor and an open-plan office area upstairs. The first-floor space is available for occupancy or leasing; it was most recently used by a dog grooming business. The upper level can accommodate a range of office layouts, including private offices or open workspace.
Built in 1979, the property is located on Niagara Falls Boulevard in Buffalo, New York. The two floors may be occupied separately or together.
Built in 1979, the property is located on Niagara Falls Boulevard in Buffalo, New York. The two floors may be occupied separately or together.
Key Highlights
- 3,000 SF mixed‑use property
- Two‑story building with commercial space on the ground floor and office space above
- Ground‑floor space is available; most recently used by a dog grooming business
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
$32,400
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
8.55%
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%
$648,000
$648.0K
Cap Rate 7%
$462,857
$462.9K
Cap Rate 9%
$360,000
$360.0K
Market Conditions
NOI Build-Up for 3,000 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
$57.6K $19.20/SF
− Vacancy
−$5.8K −$1.92/SF
EGI
$51.8K $17.28/SF
− OpEx
−$19.4K −$6.48/SF
NOI
$32.4K $10.80/SF
Area
Buffalo, NY
Vacancy
10.00%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
37.50%
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%
$648,000
Cap Rate 7%
$462,857
Cap Rate 9%
$360,000
Alternative Uses
Best Use
Mixed Use
$462.9K
$405.0K – $540.0K
NOI $32,400 @ 7.0% cap · market cap 8.55%
Second Best
Retail
$417.5K
$365.3K – $487.0K
NOI $29,222 @ 7.0% cap · market cap 7.71%
Theoretical Best
Office A
$721.4K
$631.3K – $841.7K
NOI $50,501 @ 7.0% cap · market cap 13.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
361
Businesses Nearby
Explore this area
Business Placement
Demographics for 14223, NY
22,658
Population
10,586
Households
2.1
Avg Household Size
41
Median Age
44%
College-Educated
97%
High-School Grad
3.5 sq mi
ZIP Area
6,474
Density / Sq Mi
$83,528
Median Household Income
$49,835
Median Earnings
$976
Median Rent
$202,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Buffalo, NY
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Frequently Asked Questions
What type of property is this?
Mixed-use property - An available ground-floor commercial space is paired with open-concept office space on the upper level.
Where is this mixed-use property located?
The property is located at 462 Niagara Falls Boulevard Buffalo, NY.
What is the asking price?
The asking price for this property is $379,000.
What are key features of this property?
This property features: 3,000 SF mixed‑use property; Two‑story building with commercial space on the ground floor and office space above; Ground‑floor space is available; most recently used by a dog grooming business
