Mixed-Use Property with Service
For Sale
$949,999
3001 RIVER RD, Buffalo, NY 14207
Combined commercial and residential improvements support a flexible live-work configuration with dedicated parking and multiple garage areas.
Property Size5,520 SF
Price / SF$172.10
Days on Market62
Property Features for 3001 RIVER RD
General Information
Standard status
Active
Size
5,520 SF
Property subtype
General Commercial
Site & Location
Corner Location
Yes
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$12,077
Amenities
heated shop
rear detached 2.5 car garage
separate freestanding 2 bay garage with office
second floor covered porch
hot tub
Gas
3
Brick
Flat, Shingle
5 Parking Spaces. Shared Driveway.
98X140
Building Details
Year Built
1988
Buildings
3
Stories
2
Listing Agency:
716 Realty Group WNY LLC
(716) 864-1055
Listed By:
Gregory Straus · License #10491211091
(716) 864-1055
Source:
Xome
Added: Jun 30
Changed: Aug 29
Last Checked: Aug 30 at 2:28PM
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 716 Realty Group WNY LLC
Investment Insights
Based on property information with market context.
This mixed-use property brings together three buildings with commercial and residential components. The commercial improvements include a customer-facing storefront, private office space, two oversized service bays, and a first-floor heated shop sized for 4 or more cars. A separate freestanding two-bay garage also includes office space, while a detached 2.5-car garage adds additional utility. Paved off-street parking serves the property, with the main improvements positioned on a corner lot.
The connected residence offers three bedrooms, 2.5 baths, and a loft. Interior features include a kitchen with granite counters, center island, stainless steel appliances, and a built-in wine refrigerator. A spiral staircase leads to the upper level, which includes skylights and a covered porch overlooking the Niagara River. The property encompasses 5,520 square feet on a 98X140 lot and was built in 1988.
The connected residence offers three bedrooms, 2.5 baths, and a loft. Interior features include a kitchen with granite counters, center island, stainless steel appliances, and a built-in wine refrigerator. A spiral staircase leads to the upper level, which includes skylights and a covered porch overlooking the Niagara River. The property encompasses 5,520 square feet on a 98X140 lot and was built in 1988.
Key Highlights
- Three‑building mixed‑use property with commercial and residential components
- Commercial building includes storefront, office space, and 2 oversized service bays
- Connected residence offers 3 bedrooms, 2.5 baths, and a loft
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
$68,832
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
7.25%
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%
$1,376,640
$1.4M
Cap Rate 7%
$983,314
$983.3K
Cap Rate 9%
$764,800
$764.8K
Market Conditions
NOI Build-Up for 5,520 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
$112.6K $20.40/SF
− Vacancy
−$20.8K −$3.77/SF
EGI
$91.8K $16.63/SF
− OpEx
−$22.9K −$4.16/SF
NOI
$68.8K $12.47/SF
Area
Buffalo, NY
Vacancy
18.50%
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%
$1,376,640
Cap Rate 7%
$983,314
Cap Rate 9%
$764,800
Alternative Uses
Best Use
Office B
$983.3K
$860.4K – $1.15M
NOI $68,832 @ 7.0% cap · market cap 7.25%
Second Best
Mixed Use
$851.7K
$745.2K – $993.6K
NOI $59,616 @ 7.0% cap · market cap 6.28%
Theoretical Best
Office A
$1.33M
$1.16M – $1.55M
NOI $92,921 @ 7.0% cap · market cap 9.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
153
Businesses Nearby
Explore this area
Business Placement
Demographics for 14207, NY
26,006
Population
11,317
Households
2.3
Avg Household Size
32
Median Age
19%
College-Educated
79%
High-School Grad
3.9 sq mi
ZIP Area
6,668
Density / Sq Mi
$38,951
Median Household Income
$33,851
Median Earnings
$943
Median Rent
$111,200
Median Home Value
Market
Vacancy Rate% for Office in Buffalo, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combined commercial and residential improvements support a flexible live-work configuration with dedicated parking and multiple garage areas.
Where is this mixed-use property located?
The property is located at 3001 RIVER RD Buffalo, NY.
What is the asking price?
The asking price for this property is $949,999.
What are key features of this property?
This property features: Three‑building mixed‑use property with commercial and residential components; Commercial building includes storefront, office space, and 2 oversized service bays; Connected residence offers 3 bedrooms, 2.5 baths, and a loft
