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225 Ellicott St, Buffalo, NY 14203
Adaptable commercial building with open interior volume, overhead doors, and on-site parking in Downtown Buffalo.
Property Size21,000 SF
Lot Size1.06 Acres
Price / SF$102.86
Days on Market10
Property Features for 225 Ellicott St
General Information
Standard status
Active
Size
21,000 SF
Class
A
Lot size
1.06 Acres
Property subtype
Retail
Zoning
N-1C Mixed Use Core
Amenities
high ceilings
open concept
wood mezzanine
overhead doors
glass storefront doors
Building Details
Year Built
2021
Buildings
1
Stories
1
Units
1
Listing Agency:
Carrow Real Estate Services
Listed By:
Kyle J Bradley · License #NY
(518) 462-7491
Source:
Crexi
Added: Aug 24
Changed: Sep 1
Last Checked: Sep 1 at 10:11PM
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 Carrow Real Estate Services
Investment Insights
Based on property information with market context.
Built in 2021, this approximately 21,000-square-foot flex asset occupies approximately 1.06 acres within Buffalo’s Downtown area. The building offers an open interior arrangement, high ceilings, and a distinctive wood mezzanine, supporting a range of commercial configurations. On-site parking is included, and the property is zoned N-1C Mixed Use Core.
Eight overhead doors provide functional loading and access capacity, including four glass storefront doors facing Ellicott Street. The property also benefits from proximity to downtown amenities and transportation. Its combination of open space, vertical volume, storefront access, and service-oriented entry points creates a flexible commercial layout.
Eight overhead doors provide functional loading and access capacity, including four glass storefront doors facing Ellicott Street. The property also benefits from proximity to downtown amenities and transportation. Its combination of open space, vertical volume, storefront access, and service-oriented entry points creates a flexible commercial layout.
Key Highlights
- +/- 21,000 sf commercial building on +/- 1.06 acres
- Constructed in 2021
- Eight (8) overhead doors, including four (4) glass storefront doors
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
$152,334
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
7.05%
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%
$3,046,680
$3.0M
Cap Rate 7%
$2,176,200
$2.2M
Cap Rate 9%
$1,692,600
$1.7M
Market Conditions
NOI Build-Up for 21,000 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
$252.0K $12.00/SF
− Vacancy
−$17.6K −$0.84/SF
EGI
$234.4K $11.16/SF
− OpEx
−$82.0K −$3.91/SF
NOI
$152.3K $7.25/SF
Area
Buffalo, NY
Vacancy
7.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
35.00%
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%
$3,046,680
Cap Rate 7%
$2,176,200
Cap Rate 9%
$1,692,600
Alternative Uses
Best Use
Specialty Retail
$3.44M
$3.01M – $4.01M
NOI $240,786 @ 7.0% cap · market cap 11.15%
Second Best
Retail
$2.92M
$2.56M – $3.41M
NOI $204,553 @ 7.0% cap · market cap 9.47%
Theoretical Best
Office A
$5.05M
$4.42M – $5.89M
NOI $353,506 @ 7.0% cap · market cap 16.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,081
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14203, NY
2,006
Population
1,712
Households
1.2
Avg Household Size
33
Median Age
43%
College-Educated
89%
High-School Grad
2.8 sq mi
ZIP Area
716
Density / Sq Mi
$48,529
Median Household Income
$44,259
Median Earnings
$1,167
Median Rent
Market
Vacancy Rate% for Industrial in Buffalo, NY
Questions? Ask Rey
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Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Flex space - Adaptable commercial building with open interior volume, overhead doors, and on-site parking in Downtown Buffalo.
Where is this flex space located?
The property is located at 225 Ellicott St Buffalo, NY.
What is the asking price?
The asking price for this property is $2,160,000.
What are key features of this property?
This property features: +/- 21,000 sf commercial building on +/- 1.06 acres; Constructed in 2021; Eight (8) overhead doors, including four (4) glass storefront doors
