Mixed-Use Property with
For Sale
$145,000
1799 S Park Avenue, Buffalo, NY 14220
COMMERCIAL - Buffalo, NY
Property Size1,200 SF
Lot Size0.07 Acres
Price / SF$120.83
Days on Market258
Property Features for 1799 S Park Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
N-3C
Zoning description
Commercial
Parking
10
Parking features
Paved or Surfaced
Subdivision
Buffalo Crk Reservation
Lot features
Irregular Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Standard status
Active
APN
140200-133-310-0006-008-000
Size
1,200 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
1147
Utilities
Heating system
Natural Gas, Electric (Heating), Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1900
Floors in Building
1
Flooring type
Hardwood, Carpet, Varies
Building materials
Concrete, WoodSiding
Roof type
Asphalt
Listing Agency:
Century 21 Turner Brokers · Century 21 Real Estate
(716) 763-7506
Listed By:
Thomas Turner · License #10311200036
(716) 640-3912
Added: Dec 9, 2025
Changed: Aug 19
Last Checked: Aug 24 at 2:06PM
MLS# R1654095
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 1,200-square-foot mixed-use building combines a street-facing storefront with a studio apartment. The commercial area can accommodate retail, office, or service use as supported by the existing layout, while the apartment provides a separate residential component. Built in 1900, the property includes hardwood and carpet flooring, central air, forced-air heating, and a roof finished with asphalt. Construction materials include concrete and wood siding.
The property occupies a 0.0651-acre corner lot at 1799 S Park Avenue in Buffalo, New York. A paved 10-car parking lot serves the building, and public water is available. The site is located in the N-3C zoning district, providing a mixed-use configuration with both commercial and residential space.
The property occupies a 0.0651-acre corner lot at 1799 S Park Avenue in Buffalo, New York. A paved 10-car parking lot serves the building, and public water is available. The site is located in the N-3C zoning district, providing a mixed-use configuration with both commercial and residential space.
Key Highlights
- 1,200 SF mixed‑use building with storefront and studio apartment
- 10‑car paved parking lot on a corner lot
- N‑3C zoning district
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
Mixed Use
$185.1K
$162.0K – $216.0K
NOI $12,960 @ 7.0% cap · market cap 8.94%
Second Best
Retail
$167.0K
$146.1K – $194.8K
NOI $11,689 @ 7.0% cap · market cap 8.06%
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
1
Residential units
Location Intelligence
Trade Area within ½ mile
516
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 Retail 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 - Corner commercial building combining street-level business space with a studio apartment and paved 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: 1,200 SF mixed‑use building with storefront and studio apartment; 10‑car paved parking lot on a corner lot; N‑3C zoning district
