Industrial Property Near
For Sale
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395 Youngs Rd, Buffalo, NY 14221
98,090 SF industrial property on 4 acres for sale.
Property Size29,729 SF
Lot Size4.00 Acres
Price / SF$104.28
Days on Market1032
Property Features for 395 Youngs Rd
General Information
Standard status
Active
Size
29,729 SF
Class
A
Lot size
4.00 Acres
Property subtype
Office
Zoning
Science Technology District
Investment Type
Owner/User
Building Details
Year Built
1986
Year Renovated
2022
Buildings
1
Stories
1
Listing Agency:
CBRE - Buffalo
Listed By:
Tom Roberts · License #10401387094
(716) 855-3700
Source:
Crexi
Added: Nov 16, 2023
Changed: Sep 7
Last Checked: Sep 13 at 5:58AM
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 CBRE - Buffalo
Investment Insights
Based on property information with market context.
This industrial property offers 98,090 square feet of space on a 4-acre lot. It is located near I-90 and Route 400, approximately 15 minutes from downtown Buffalo and the Peace Bridge border crossing into Canada. The property includes approximately 72,000 square feet of manufacturing space featuring multiple overhead cranes and up to 45 feet of clear height. Additionally, there is approximately 25,000 square feet of office space, which includes a mix of private offices, conference rooms, open bullpen areas, and a large lunch/training room. The property is suitable for manufacturing and commercial real estate purposes.
Key Highlights
- 98,090 sq. ft. industrial property on 4 acres
- Approximately 72,000 sq. ft. of manufacturing space with up to 45' clear
- Located near I‑90 and Route 400
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
$208,232
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
6.72%
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%
$4,164,640
$4.2M
Cap Rate 7%
$2,974,743
$3.0M
Cap Rate 9%
$2,313,689
$2.3M
Market Conditions
NOI Build-Up for 29,729 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
$303.2K $10.20/SF
− Vacancy
−$5.8K −$0.19/SF
EGI
$297.5K $10.01/SF
− OpEx
−$89.2K −$3.00/SF
NOI
$208.2K $7.00/SF
Area
Buffalo, NY
Vacancy
1.90%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
30.00%
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%
$4,164,640
Cap Rate 7%
$2,974,743
Cap Rate 9%
$2,313,689
Alternative Uses
Best Use
Industrial
$2.97M
$2.60M – $3.47M
NOI $208,232 @ 7.0% cap · market cap 6.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.15M
$6.26M – $8.34M
NOI $500,446 @ 7.0% cap · market cap 16.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
675
Businesses Nearby
Explore this area
Business Placement
Demographics for 14221, NY
55,275
Population
25,281
Households
2.2
Avg Household Size
48
Median Age
57%
College-Educated
96%
High-School Grad
23.4 sq mi
ZIP Area
2,362
Density / Sq Mi
$101,275
Median Household Income
$58,665
Median Earnings
$1,560
Median Rent
$298,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Buffalo, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - 98,090 SF industrial property on 4 acres for sale.
Where is this manufacturing property located?
The property is located at 395 Youngs Rd Buffalo, NY.
What is the asking price?
The asking price for this property is $3,100,000.
What are key features of this property?
This property features: 98,090 sq. ft. industrial property on 4 acres; Approximately 72,000 sq. ft. of manufacturing space with up to 45' clear; Located near I‑90 and Route 400
