Mixed-Use Property with
For Sale
$145,000
1799 S Park Avenue, Buffalo, NY 14220
Street-level commercial space is paired with a studio apartment and on-site parking.
Property Size1,200 SF
Days on Market264
Property Features for 1799 S Park Avenue
General Information
Standard status
Active
Size
1,200 SF
Total Parking Spaces
10
Property subtype
Commercial
Zoning
N-3C, Commercial
Additional Details
Corner Location
Yes
Taxes and HOA fees
Annual Taxes
$1,147
Building Details
Building Size
1,200 SF
Year Built
1900
Buildings
1
Stories
1
Tenancy
Multi
Listing Agency:
Century 21 Turner Brokers
(716) 640-3912
Listed By:
Thomas Turner · License #10311200036
(716) 640-3912
Source:
Northstarwny
Added: Dec 9, 2025
Changed: Aug 28
Last Checked: Aug 28 at 11:32AM
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 Century 21 Turner Brokers
Investment Insights
Based on property information with market context.
Built in 1900, this mixed-use property combines a street-facing storefront with a studio apartment in one building. The commercial portion may accommodate retail, office, or service-oriented use, while the residential component supports either occupancy or rental use. A 10-car parking lot is included on the property, adding practical capacity for the building’s mixed commercial and residential configuration.
The property occupies a corner lot at 1799 S Park Avenue in Buffalo’s South Buffalo area. It is located within the N-3C, Commercial zoning district, which supports a traditional mixed-use setting. The combination of storefront, apartment, parking, and commercial zoning creates a flexible property profile for an owner-user or investor.
The property occupies a corner lot at 1799 S Park Avenue in Buffalo’s South Buffalo area. It is located within the N-3C, Commercial zoning district, which supports a traditional mixed-use setting. The combination of storefront, apartment, parking, and commercial zoning creates a flexible property profile for an owner-user or investor.
Key Highlights
- Storefront commercial space with a studio apartment
- 10‑car parking lot included
- N‑3C, Commercial zoning
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
$12,960
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
8.94%
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%
$259,200
$259.2K
Cap Rate 7%
$185,143
$185.1K
Cap Rate 9%
$144,000
$144.0K
Market Conditions
NOI Build-Up for 1,200 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
$23.0K $19.20/SF
− Vacancy
−$2.3K −$1.92/SF
EGI
$20.7K $17.28/SF
− OpEx
−$7.8K −$6.48/SF
NOI
$13.0K $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%
$259,200
Cap Rate 7%
$185,143
Cap Rate 9%
$144,000
Alternative Uses
Best Use
Office B
$213.8K
$187.0K – $249.4K
NOI $14,963 @ 7.0% cap · market cap 10.32%
Second Best
Mixed Use
$185.1K
$162.0K – $216.0K
NOI $12,960 @ 7.0% cap · market cap 8.94%
Theoretical Best
Office A
$288.6K
$252.5K – $336.7K
NOI $20,200 @ 7.0% cap · market cap 13.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
991
Businesses Nearby
Explore this area
Business Placement
Demographics for 14220, NY
23,959
Population
11,286
Households
2.1
Avg Household Size
38
Median Age
28%
College-Educated
93%
High-School Grad
3.8 sq mi
ZIP Area
6,305
Density / Sq Mi
$68,337
Median Household Income
$42,112
Median Earnings
$974
Median Rent
$180,200
Median Home Value
Market
Vacancy Rate% for Office in Buffalo, NY
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Street-level commercial space is paired with a studio apartment and on-site parking.
Where is this mixed-use property located?
The property is located at 1799 S Park Avenue Buffalo, NY.
What is the asking price?
The asking price for this property is $145,000.
What are key features of this property?
This property features: Storefront commercial space with a studio apartment; 10‑car parking lot included; N‑3C, Commercial zoning
