Historic East Aurora Office
For Sale
$549,900
253 Main St, East Aurora, NY 14052
Turn-key office building in East Aurora's village.
Property Size2,190 SF
Price / SF$251.10
Days on Market272
Property Features for 253 Main St
General Information
Standard status
Active
Size
2,190 SF
Class
C
Property subtype
Office
Building Details
Building Size
2,190 SF
Year Built
1870
Listing Agency:
HUNT Commercial Real Estate Corp. of Buffalo New Y
(716) 531-6880
Listed By:
Christina Cerrone Pecoraro
(716) 531-6880
Source:
Huntcommercial
Added: Nov 21, 2025
Changed: Aug 8
Last Checked: Aug 19 at 6:08AM
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 Real Estate Corp. of Buffalo New Y
Investment Insights
Based on property information with market context.
Located in the village of East Aurora, 253 Main is a historic building that was previously owned by Irving Price of Fisher-Price. The building features updates from recent years. The property has a new front reception area and an open floor plan with luxury vinyl plank flooring. Newer electrical, recessed, and LED lighting are present throughout the building. The building is handicap accessible and contains three bathrooms and four offices upstairs. A full basement houses newer mechanics. One office is currently rented monthly and has a separate entrance. The property is 2,190 square feet and is located on Main Street near Willow. This building is suitable for medical, dental, or general office use.
Key Highlights
- Historic building with recent updates, making it turn‑key for a new business.
- Prime location on Main Street in East Aurora.
- Versatile space suitable for medical, dental, office, or other businesses.
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
$27,442
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
4.99%
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%
$548,840
$548.8K
Cap Rate 7%
$392,029
$392.0K
Cap Rate 9%
$304,911
$304.9K
Market Conditions
NOI Build-Up for 2,190 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
$44.7K $20.40/SF
− Vacancy
−$8.1K −$3.69/SF
EGI
$36.6K $16.71/SF
− OpEx
−$9.1K −$4.18/SF
NOI
$27.4K $12.53/SF
Area
Erie County, NY
Vacancy
18.10%
Lease Rate
$20.40 /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%
$548,840
Cap Rate 7%
$392,029
Cap Rate 9%
$304,911
Alternative Uses
Best Use
Office B
$392.0K
$343.0K – $457.4K
NOI $27,442 @ 7.0% cap · market cap 4.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$478.7K
$418.9K – $558.5K
NOI $33,512 @ 7.0% cap · market cap 6.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
563
Businesses Nearby
Explore this area
Business Placement
Demographics for 14052, NY
17,679
Population
7,603
Households
2.3
Avg Household Size
47
Median Age
47%
College-Educated
96%
High-School Grad
61.2 sq mi
ZIP Area
289
Density / Sq Mi
$103,474
Median Household Income
$57,093
Median Earnings
$992
Median Rent
$312,000
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?
Office building - Turn-key office building in East Aurora's village.
Where is this office building located?
The property is located at 253 Main St East Aurora, NY.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Historic building with recent updates, making it turn‑key for a new business.; Prime location on Main Street in East Aurora.; Versatile space suitable for medical, dental, office, or other businesses.
