Flex Space Building with Overhead
For Sale
$735,000
1410 Pine Avenue, Niagara Falls, NY 14301
COMMERCIAL - Niagara Falls, NY
Property Size5,600 SF
Lot Size0.21 Acres
Price / SF$131.25
Days on Market312
Property Features for 1410 Pine Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2-B
Zoning description
Commercial
Parking
8
Parking features
Paved or Surfaced
Lot features
Rectangular, Rectangular Lot
Elementary school district
Niagara Falls
Middle school district
Niagara Falls
High school district
Niagara Falls
Directions
Portage Rd to Pine Ave
Subdivision
Niagara Falls-City-291100
Standard status
Active
APN
291100-144-079-0002-041-000
Size
5,600 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Annual Amount
12253
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Zoned, Natural Gas, Central
Cooling system
Central Air, Zoned
Building Details
Year built
1930
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Linoleum, Concrete, Carpet
Roof type
Flat
Listing Agency:
Deal Realty, Inc.
(716) 754-3301
Listed By:
Mark Del Monte · License #10401313388
(716) 946-1069
Added: Oct 6, 2025
Changed: Aug 12
Last Checked: Aug 13 at 12:06PM
MLS# B1630666
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This flex space building includes two commercial units, a large warehouse space with oversized overhead doors for access, and two micro office suites, with four active leases in place. Flooring types include concrete, carpet, linoleum, and vinyl. The building is heated with zoned forced air natural gas and cooled with zoned central air. The roof is flat, and sewer service is provided by public sewer. Parking is available on a paved or surfaced lot.
The property sits on a 0.2089-acre site with a total size of 5,600 square feet and was built in 1930. It is located at 1410 Pine Avenue in Niagara Falls, New York.
Zoning is C2-B, supporting a mixed-use flex tenanting setup that combines warehouse access with office suite space.
The property sits on a 0.2089-acre site with a total size of 5,600 square feet and was built in 1930. It is located at 1410 Pine Avenue in Niagara Falls, New York.
Zoning is C2-B, supporting a mixed-use flex tenanting setup that combines warehouse access with office suite space.
Key Highlights
- Two commercial units plus two micro office suites
- Four active leases in place
- Large warehouse space with oversized overhead doors
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
100%
Occupancy
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 - Flex space building zoned C2-B with a large warehouse area and oversized overhead doors plus office suites.
Where is this flex space located?
The property is located at 1410 Pine Avenue 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: Two commercial units plus two micro office suites; Four active leases in place; Large warehouse space with oversized overhead doors
