Mixed-Use Property with
For Sale
$799,000
3911 Main Street, Buffalo, NY 14226
Former medical-office space is paired with two apartments in a flexible mixed-use configuration.
Property Size4,627 SF
Days on Market53
Property Features for 3911 Main Street
General Information
Standard status
Active
Size
4,627 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$8,894
Building Details
Building Size
4,627 SF
Year Built
1900
Units
2
Listing Agency:
Signature Premier Properties
(917) 306-5408
Listed By:
Mohammed A. Ohid
(917) 306-5408
Source:
Cornerstonemyhome
Added: Jul 9
Changed: Aug 29
Last Checked: Aug 29 at 5:59PM
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 Signature Premier Properties
Investment Insights
Based on property information with market context.
This mixed-use property combines a former medical-office component with two apartments. The commercial portion was previously used for medical office operations and may accommodate office or business functions, while the residential units add a separate apartment component within the property.
Built in 1900, the building is located at 3911 Main Street in Amherst, New York. Its combination of commercial and residential space provides a straightforward mixed-use layout for an owner-user or investor seeking both property components in one building.
Built in 1900, the building is located at 3911 Main Street in Amherst, New York. Its combination of commercial and residential space provides a straightforward mixed-use layout for an owner-user or investor seeking both property components in one building.
Key Highlights
- Former medical‑office component with commercial space
- Two apartments included in the property
- Mixed‑use configuration combining commercial and residential space
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
$57,696
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
7.22%
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%
$1,153,920
$1.2M
Cap Rate 7%
$824,229
$824.2K
Cap Rate 9%
$641,067
$641.1K
Market Conditions
NOI Build-Up for 4,627 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
$94.4K $20.40/SF
− Vacancy
−$17.5K −$3.77/SF
EGI
$76.9K $16.63/SF
− OpEx
−$19.2K −$4.16/SF
NOI
$57.7K $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%
$1,153,920
Cap Rate 7%
$824,229
Cap Rate 9%
$641,067
Alternative Uses
Best Use
Office B
$824.2K
$721.2K – $961.6K
NOI $57,696 @ 7.0% cap · market cap 7.22%
Second Best
Healthcare Medical
$788.1K
$689.6K – $919.5K
NOI $55,169 @ 7.0% cap · market cap 6.90%
Theoretical Best
Office A
$1.11M
$973.6K – $1.30M
NOI $77,889 @ 7.0% cap · market cap 9.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
387
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 Buffalo, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Former medical-office space is paired with two apartments in a flexible mixed-use configuration.
Where is this mixed-use property located?
The property is located at 3911 Main Street Buffalo, NY.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Former medical‑office component with commercial space; Two apartments included in the property; Mixed‑use configuration combining commercial and residential space
