Commercial Land with Restaurant
For Sale
$2,000,000
1925 Niagara Falls Blvd, Buffalo, NY 14228
Existing restaurant improvements offer flexibility for redevelopment or a refreshed restaurant concept.
Property Size6,124 SF
Days on Market67
Property Features for 1925 Niagara Falls Blvd
General Information
Standard status
Active
Size
6,124 SF
Property subtype
Retail
Building Details
Building Size
6,124 SF
Year Built
1993
Listing Agency:
Donovan RES
(518) 424-5094
Listed By:
Kenneth Brownell · License #10491202934
(518) 424-5094
Source:
Vanguardfine
Added: Jun 25
Changed: Aug 29
Last Checked: Aug 30 at 2:20PM
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 Donovan RES
Investment Insights
Based on property information with market context.
This commercial land offering includes a 1.23-acre lot with a second-generation restaurant space built in 1993. The existing improvements can be renovated for a new restaurant concept, while the site also allows consideration of a complete scrape and redevelopment.
Access features include a signalized entrance, multiple curb cuts, and proximity to highway on- and off-ramps. A pylon sign is also present, providing an established roadside identification feature for the property.
Access features include a signalized entrance, multiple curb cuts, and proximity to highway on- and off-ramps. A pylon sign is also present, providing an established roadside identification feature for the property.
Key Highlights
- 1.23‑acre commercial land parcel
- Second‑generation restaurant space built in 1993
- Site can be renovated for a new restaurant concept or scraped for redevelopment
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
$70,218
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
3.51%
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%
$1,404,360
$1.4M
Cap Rate 7%
$1,003,114
$1.0M
Cap Rate 9%
$780,200
$780.2K
Market Conditions
NOI Build-Up for 6,124 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
$102.9K $16.80/SF
− Vacancy
−$9.3K −$1.51/SF
EGI
$93.6K $15.29/SF
− OpEx
−$23.4K −$3.82/SF
NOI
$70.2K $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%
$1,404,360
Cap Rate 7%
$1,003,114
Cap Rate 9%
$780,200
Alternative Uses
Best Use
Specialty Retail
$1.00M
$877.7K – $1.17M
NOI $70,218 @ 7.0% cap · market cap 3.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.47M
$1.29M – $1.72M
NOI $103,089 @ 7.0% cap · market cap 5.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
378
Businesses Nearby
138k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 38%
Home Improvements & Furnishings 32%
Shops & Services 30%
The Home Depot
Home Improvements & Furnishings
42,265 visits/mo
0.2 miles
Dunkin' Donuts
Dining
11,247 visits/mo
0.0 miles
Tim Hortons
Dining
11,088 visits/mo
0.2 miles
Ted's Hot Dogs
Dining
10,498 visits/mo
0.5 miles
Dollar General
Shops & Services
9,053 visits/mo
0.3 miles
Demographics for 14228, NY
23,945
Population
10,601
Households
2.3
Avg Household Size
32
Median Age
49%
College-Educated
92%
High-School Grad
15.9 sq mi
ZIP Area
1,506
Density / Sq Mi
$72,426
Median Household Income
$40,958
Median Earnings
$1,264
Median Rent
$246,100
Median Home Value
Market
Vacancy Rate% for Retail in Buffalo, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Existing restaurant improvements offer flexibility for redevelopment or a refreshed restaurant concept.
Where is this commercial land located?
The property is located at 1925 Niagara Falls Blvd Buffalo, NY.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 1.23‑acre commercial land parcel; Second‑generation restaurant space built in 1993; Site can be renovated for a new restaurant concept or scraped for redevelopment
