Mixed-Use Property with
For Sale
$499,900
1532 Genesee Street, Buffalo, NY 14211
Reconstructed two-level building combines a functioning restaurant with loft-style living space and a private patio.
Property Size3,914 SF
Days on Market210
Property Features for 1532 Genesee Street
General Information
Standard status
Active
Size
3,914 SF
Total Parking Spaces
30
Property subtype
Commercial
Zoning
N3R, Residential Multi Use
Taxes and HOA fees
Annual Taxes
$2,448
Amenities
private patio
washer and dryer hookups
high-end finishes
open floor plan
brick accent wall
private fenced and gated property
Building Details
Building Size
3,914 SF
Year Built
1900
Buildings
1
Stories
2
Listing Agency:
Pioneer Star Real Estate Inc.
(716) 510-8711
Listed By:
Sandra Callahan · License #30CA1012043
(716) 510-8711
Source:
Dealrealtyonline
Added: Feb 2
Changed: Aug 29
Last Checked: Aug 30 at 5:40PM
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 Pioneer Star Real Estate Inc.
Investment Insights
Based on property information with market context.
Originally built in 1900, the property was rebuilt from the studs up with new plumbing and electrical systems. The main level contains a functioning restaurant equipped with commercial-grade cooking equipment and two walk-in freezers. Upstairs, loft-style living space offers an open layout, private patio, brick accent detailing, high-end kitchen and bathroom finishes, plus washer and dryer hookups.
The fenced and gated property includes parking for 30+ cars and is located approximately 5 minutes from downtown Buffalo. Zoned N3R, Residential Multi Use, the building supports a combined commercial and residential configuration. An adjacent parcel of approximately 10,476 SF is also offered separately at 1530 Genesee Street, with package discussions available.
The fenced and gated property includes parking for 30+ cars and is located approximately 5 minutes from downtown Buffalo. Zoned N3R, Residential Multi Use, the building supports a combined commercial and residential configuration. An adjacent parcel of approximately 10,476 SF is also offered separately at 1530 Genesee Street, with package discussions available.
Key Highlights
- Main‑level restaurant with commercial‑grade cooking equipment and 2 walk‑in freezers
- Upper‑level loft‑style living space with private patio
- Parking lot accommodates 30+ cars
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
$44,878
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
8.98%
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%
$897,560
$897.6K
Cap Rate 7%
$641,114
$641.1K
Cap Rate 9%
$498,644
$498.6K
Market Conditions
NOI Build-Up for 3,914 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
$65.8K $16.80/SF
− Vacancy
−$5.9K −$1.51/SF
EGI
$59.8K $15.29/SF
− OpEx
−$15.0K −$3.82/SF
NOI
$44.9K $11.47/SF
Area
Buffalo, NY
Vacancy
9.00%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
25.00%
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%
$897,560
Cap Rate 7%
$641,114
Cap Rate 9%
$498,644
Alternative Uses
Best Use
Office B
$697.2K
$610.1K – $813.4K
NOI $48,806 @ 7.0% cap · market cap 9.76%
Second Best
Specialty Retail
$641.1K
$561.0K – $748.0K
NOI $44,878 @ 7.0% cap · market cap 8.98%
Theoretical Best
Office A
$941.2K
$823.6K – $1.10M
NOI $65,887 @ 7.0% cap · market cap 13.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
587
Businesses Nearby
Explore this area
Business Placement
Demographics for 14211, NY
26,449
Population
11,498
Households
2.3
Avg Household Size
32
Median Age
15%
College-Educated
84%
High-School Grad
3.9 sq mi
ZIP Area
6,782
Density / Sq Mi
$34,490
Median Household Income
$30,705
Median Earnings
$1,008
Median Rent
$91,600
Median Home Value
Market
Vacancy Rate% for Office in Buffalo, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Reconstructed two-level building combines a functioning restaurant with loft-style living space and a private patio.
Where is this mixed-use property located?
The property is located at 1532 Genesee Street Buffalo, NY.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Main‑level restaurant with commercial‑grade cooking equipment and 2 walk‑in freezers; Upper‑level loft‑style living space with private patio; Parking lot accommodates 30+ cars
