Industrial Land with Cross
For Sale
Contact for pricing
175 Katherine St, Buffalo, NY
19,000+ SF former cross dock facility on 11 acres.
Property Size19,000 SF
Lot Size11.00 Acres
Price / SF$84.21
Days on Market283
Property Features for 175 Katherine St
General Information
Standard status
Active
Size
19,000 SF
Lot size
11.00 Acres
Property subtype
INDUSTRIAL
Listing Agency:
Hanna Commercial Real Estate | Buffalo
(716) 830-3325
Listed By:
Joseph Deck · License #30DE0804140
(716) 830-3325
Source:
Moodyscre
Added: Nov 12, 2025
Changed: Aug 8
Last Checked: Aug 21 at 12:00PM
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 Hanna Commercial Real Estate | Buffalo
Investment Insights
Based on property information with market context.
This property features an 11-acre industrial land parcel improved with a 19,000+ SF former cross-dock facility. The lot is fully fenced. The warehouse component offers an 11 ft. clear height. The facility includes 28 dock-height doors, 4 pull-through repair bays with 14 ft. doors, and 2 interior docks. Additionally, the property provides 3,200+ SF of shop space and a 10-ton crane.
Key Highlights
- 11 acres of industrial land
- 19,000+ SF former cross dock facility
- Features 28 dock height 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
$133,082
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
8.32%
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%
$2,661,640
$2.7M
Cap Rate 7%
$1,901,171
$1.9M
Cap Rate 9%
$1,478,689
$1.5M
Market Conditions
NOI Build-Up for 19,000 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
$193.8K $10.20/SF
− Vacancy
−$3.7K −$0.19/SF
EGI
$190.1K $10.01/SF
− OpEx
−$57.0K −$3.00/SF
NOI
$133.1K $7.00/SF
Area
Buffalo, NY
Vacancy
1.90%
Lease Rate
$10.20 /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%
$2,661,640
Cap Rate 7%
$1,901,171
Cap Rate 9%
$1,478,689
Alternative Uses
Best Use
Warehouse
$2.31M
$2.02M – $2.69M
NOI $161,600 @ 7.0% cap · market cap 10.10%
Second Best
Industrial
$1.90M
$1.66M – $2.22M
NOI $133,082 @ 7.0% cap · market cap 8.32%
Theoretical Best
Office A
$4.57M
$4.00M – $5.33M
NOI $319,838 @ 7.0% cap · market cap 19.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
310
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in Buffalo, NY
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Whitebox Commodities — 120 Childs St, Buffalo, NY 14203
- Your Storage Place — Buffalo, NY 14210
- Self-Storage at U-Haul — 665 Perry St, Buffalo, NY 14210
- U Haul Self Storage — Perry St, Buffalo, NY 14210
- American Grain Complex — 87 Childs St, Buffalo, NY 14203
Frequently Asked Questions
What type of property is this?
Warehouse - 19,000+ SF former cross dock facility on 11 acres.
Where is this warehouse located?
The property is located at 175 Katherine St Buffalo, NY.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: 11 acres of industrial land; 19,000+ SF former cross dock facility; Features **28 dock height doors**
