Mixed-Use Building on Corner
For Sale
Contact for pricing
Pending
2010 Eggert Road, Amherst, NY 14226
Versatile commercial building with retail, warehouse, and office space.
Property Size3,219 SF
Lot Size0.39 Acres
Days on Market194
Property Features for 2010 Eggert Road
General Information
Standard status
Pending
Size
3,219 SF
Class
B
Total Parking Spaces
14
Lot size
0.39 Acres
Property subtype
Retail
Zoning
GB General Business
Investment Type
Owner/User
Building Details
Year Built
1959
Year Renovated
1993
Buildings
1
Stories
1
Units
1
Tenancy
Single
Listing Agency:
HUNT Commercial
Listed By:
Ronald "Gunner" Tronolone · License #NY-30TR0558114
Source:
Crexi
Added: Feb 3
Changed: Aug 8
Last Checked: Jul 24 at 8:54AM
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 HUNT Commercial
Investment Insights
Based on property information with market context.
This well-maintained 3,219 sq ft commercial building is located on a 0.39-acre corner lot and includes 14 on-site parking spaces. The property features a flexible layout that incorporates retail, warehouse, and office areas, making it suitable for various business operations, including retail, professional offices, or small manufacturing. Situated directly across from the former Northtown Plaza (now Station 12) and immediately behind Whole Foods Market, the location offers high visibility and traffic. Originally constructed in 1959, with an addition in 1986 and a remodel in 1993, the building has been consistently maintained. The property is zoned GB General Business, making it suitable for uses such as a law office, insurance agency, salon/barbershop, pizzeria, deli, or similar businesses.
Key Highlights
- High‑visibility corner lot location directly behind Whole Foods Market and across from Station 12.
- Flexible layout with retail, warehouse, and office space suitable for diverse business types.
- 3,219 sq ft commercial building on 0.39 acres.
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
$40,173
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
8.93%
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%
$803,460
$803.5K
Cap Rate 7%
$573,900
$573.9K
Cap Rate 9%
$446,367
$446.4K
Market Conditions
NOI Build-Up for 3,219 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
$50.6K $15.72/SF
− Vacancy
−$3.3K −$1.04/SF
EGI
$47.3K $14.68/SF
− OpEx
−$7.1K −$2.20/SF
NOI
$40.2K $12.48/SF
Area
Amherst, NY
Vacancy
6.60%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
15.00%
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%
$803,460
Cap Rate 7%
$573,900
Cap Rate 9%
$446,367
Alternative Uses
Best Use
Office B
$650.8K
$569.5K – $759.3K
NOI $45,557 @ 7.0% cap · market cap 10.12%
Second Best
Warehouse
$573.9K
$502.2K – $669.6K
NOI $40,173 @ 7.0% cap · market cap 8.93%
Theoretical Best
Office A
$829.6K
$725.9K – $967.9K
NOI $58,071 @ 7.0% cap · market cap 12.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
980
Businesses Nearby
Explore this area
Business Placement
Demographics for 14226, NY
29,861
Population
13,282
Households
2.2
Avg Household Size
38
Median Age
57%
College-Educated
95%
High-School Grad
6.9 sq mi
ZIP Area
4,328
Density / Sq Mi
$83,023
Median Household Income
$48,994
Median Earnings
$1,093
Median Rent
$237,500
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Versatile commercial building with retail, warehouse, and office space.
Where is this mixed-use property located?
The property is located at 2010 Eggert Road Amherst, NY.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: High‑visibility corner lot location directly behind Whole Foods Market and across from Station 12.; Flexible layout with retail, warehouse, and office space suitable for diverse business types.; 3,219 sq ft commercial building on 0.39 acres.
