Retail Storefront
For Sale
Contact for pricing
200 Oliver St, North Tonawanda, NY 14120
For-sale storefront property on Oliver Street in North Tonawanda, NY.
Property Size760 SF
Price / SF$125
Days on Market126
Property Features for 200 Oliver St
General Information
Standard status
Active
Size
760 SF
Property subtype
Retail, Office, Mixed Use
Listing Agency:
Keller Williams on The Water
Listed By:
Timothy Hoth · License #fl 3542635
(941) 729-7400
Source:
Crexi
Added: May 2
Changed: Aug 26
Last Checked: Sep 1 at 12:44AM
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 Keller Williams on The Water
Investment Insights
Based on property information with market context.
This for-sale retail storefront property is located at 200 Oliver St in North Tonawanda, New York. The offering is sized at 760 square feet, and it presents a straightforward space for a business concept suited to a storefront setting.
The property is described as being in the business district of Oliver Street, with Western New York located between the city of Buffalo and Niagara Falls.
If you’re looking for a retail storefront to bring your ideas to life within the Oliver Street business district, this property provides an opportunity to evaluate the space firsthand.
The property is described as being in the business district of Oliver Street, with Western New York located between the city of Buffalo and Niagara Falls.
If you’re looking for a retail storefront to bring your ideas to life within the Oliver Street business district, this property provides an opportunity to evaluate the space firsthand.
Key Highlights
- For‑sale storefront property on Oliver Street in North Tonawanda, NY
- Located in the business district of Oliver Street
- Situated between the city of Buffalo and Niagara Falls in Western New York
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
$8,360
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
8.80%
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%
$167,200
$167.2K
Cap Rate 7%
$119,429
$119.4K
Cap Rate 9%
$92,889
$92.9K
Market Conditions
NOI Build-Up for 760 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
$13.7K $18.00/SF
− Vacancy
−$1.7K −$2.29/SF
EGI
$11.9K $15.71/SF
− OpEx
−$3.6K −$4.71/SF
NOI
$8.4K $11.00/SF
Area
Niagara County, NY
Vacancy
12.70%
Lease Rate
$18.00 /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%
$167,200
Cap Rate 7%
$119,429
Cap Rate 9%
$92,889
Alternative Uses
Best Use
Retail
$119.4K
$104.5K – $139.3K
NOI $8,360 @ 7.0% cap · market cap 8.80%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$645.8K
$565.1K – $753.4K
NOI $45,204 @ 7.0% cap · market cap 47.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
898
Businesses Nearby
21k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar Tree
Shops & Services
12,403 visits/mo
0.3 miles
AutoZone
Shops & Services
5,595 visits/mo
0.3 miles
KeyBank
Shops & Services
3,192 visits/mo
0.4 miles
Demographics for 14120, NY
44,538
Population
20,367
Households
2.2
Avg Household Size
45
Median Age
30%
College-Educated
94%
High-School Grad
32.6 sq mi
ZIP Area
1,366
Density / Sq Mi
$76,608
Median Household Income
$47,014
Median Earnings
$932
Median Rent
$205,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- The Old Greenhouse — 172 Robinson St, North Tonawanda, NY 14120
- Sherwood Florist — 458 Oliver St, North Tonawanda, NY 14120
Frequently Asked Questions
What type of property is this?
Storefront property - For-sale storefront property on Oliver Street in North Tonawanda, NY.
Where is this storefront property located?
The property is located at 200 Oliver St North Tonawanda, NY.
What is the asking price?
The asking price for this property is $95,000.
What are key features of this property?
This property features: For‑sale storefront property on Oliver Street in North Tonawanda, NY; Located in the business district of Oliver Street; Situated between the city of Buffalo and Niagara Falls in Western New York
