Leased Flex Building with
For Sale
$735,000
1410 Pine Ave, Niagara Falls, NY 14301
Brick commercial property combines leased workspace, warehouse capacity, and compact office suites in a business district setting.
Property Size5,600 SF
Price / SF$131.25
Days on Market10
Property Features for 1410 Pine Ave
General Information
Standard status
Active
Size
5,600 SF
Occupancy
100%
Additional Details
Office Units
2
Building Details
Year Built
1930
Buildings
1
Construction
brick
Tenancy
Multi
Listing Agency:
Deal Realty, Inc.
(716) 946-1069
Listed By:
Mark Del Monte · License #10401313388
Source:
Skinnercnyrealty
Added: Aug 22
Changed: Aug 30
Last Checked: Aug 30 at 7:20PM
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 Deal Realty, Inc.
Investment Insights
Based on property information with market context.
Built in 1930, this 5,600-square-foot brick flex property includes two commercial units, warehouse space with oversized overhead doors, and two micro office suites. The existing layout combines larger commercial areas with smaller dedicated offices, supporting a varied occupancy profile within one building.
The property is located at 1410 Pine Ave in Niagara Falls, NY, within the business district. All four spaces are currently leased under active agreements to professional tenants, providing an established operating configuration for an owner seeking occupied commercial real estate.
The property is located at 1410 Pine Ave in Niagara Falls, NY, within the business district. All four spaces are currently leased under active agreements to professional tenants, providing an established operating configuration for an owner seeking occupied commercial real estate.
Key Highlights
- 5,600‑square‑foot brick commercial building constructed in 1930
- Two commercial units plus warehouse space with oversized overhead doors
- Two micro office suites included in the building layout
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
$48,904
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
6.65%
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%
$978,080
$978.1K
Cap Rate 7%
$698,629
$698.6K
Cap Rate 9%
$543,378
$543.4K
Market Conditions
NOI Build-Up for 5,600 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
$80.6K $14.40/SF
− Vacancy
−$5.4K −$0.96/SF
EGI
$75.2K $13.44/SF
− OpEx
−$26.3K −$4.70/SF
NOI
$48.9K $8.73/SF
Area
Niagara County, NY
Vacancy
6.70%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
35.00%
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%
$978,080
Cap Rate 7%
$698,629
Cap Rate 9%
$543,378
Alternative Uses
Best Use
Warehouse
$4.76M
$4.16M – $5.55M
NOI $333,081 @ 7.0% cap · market cap 45.32%
Second Best
Industrial
$3.92M
$3.43M – $4.57M
NOI $274,302 @ 7.0% cap · market cap 37.32%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,320
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14301, NY
12,618
Population
7,285
Households
1.7
Avg Household Size
38
Median Age
18%
College-Educated
85%
High-School Grad
2.1 sq mi
ZIP Area
6,009
Density / Sq Mi
$37,650
Median Household Income
$32,909
Median Earnings
$722
Median Rent
$79,200
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?
Flex space - Brick commercial property combines leased workspace, warehouse capacity, and compact office suites in a business district setting.
Where is this flex space located?
The property is located at 1410 Pine Ave Niagara Falls, NY.
What is the asking price?
The asking price for this property is $735,000.
What are key features of this property?
This property features: 5,600‑square‑foot brick commercial building constructed in 1930; Two commercial units plus warehouse space with oversized overhead doors; Two micro office suites included in the building layout
