Manufacturing Facility with Heavy
For Sale
Contact for pricing
401 East Amherst Street, Buffalo, NY 14215
Owner-user facility with drive-in loading, high-clear operations, and a sizable industrial site.
Property Size16,821 SF
Lot Size3.63 Acres
Price / SF$243.74
Days on Market10
Property Features for 401 East Amherst Street
General Information
Standard status
Active
Size
16,821 SF
Lot size
3.63 Acres
Property subtype
Industrial
Warehouse & Industrial
Clear Height
29 ft
Drive-In Doors
3
Power
800 amps
Voltage
480 V
Three-Phase Power
Yes
Heavy Power
Yes
Building Details
Year Built
1996
Building Size
16,821 SF
Listing Agency:
IronHorn Enterprises
Listed By:
Ryan Jenkins · License #0225268974
Source:
Crexi
Added: Sep 15
Changed: Sep 18
Last Checked: Sep 22 at 1:08PM
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 IronHorn Enterprises
Investment Insights
Based on property information with market context.
This manufacturing property includes a 16,821-square-foot facility on 3.63 acres at 401 East Amherst Street in Buffalo, New York. Constructed in 1996, the building offers 29-foot clear heights, three drive-in doors, and 800A/480V three-phase power. These improvements support manufacturing, warehousing, distribution, and service-oriented operations.
The acreage provides room for parking, truck movement, equipment storage, and other operational requirements. The property also offers convenient access to major transportation routes and is positioned within Buffalo’s established industrial and manufacturing market.
The acreage provides room for parking, truck movement, equipment storage, and other operational requirements. The property also offers convenient access to major transportation routes and is positioned within Buffalo’s established industrial and manufacturing market.
Key Highlights
- 16,821‑square‑foot manufacturing facility on 3.63 acres
- 29‑foot clear height supports industrial operations
- 800A/480V three‑phase power
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
$143,067
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
3.49%
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%
$2,861,340
$2.9M
Cap Rate 7%
$2,043,814
$2.0M
Cap Rate 9%
$1,589,633
$1.6M
Market Conditions
NOI Build-Up for 16,821 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
$171.6K $10.20/SF
− Vacancy
−$3.3K −$0.19/SF
EGI
$168.3K $10.01/SF
− OpEx
−$25.2K −$1.50/SF
NOI
$143.1K $8.51/SF
Area
Buffalo, NY
Vacancy
1.90%
Lease Rate
$10.20 /SF/Yr
Expense Ratio
15.00%
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%
$2,861,340
Cap Rate 7%
$2,043,814
Cap Rate 9%
$1,589,633
Alternative Uses
Best Use
Warehouse
$2.04M
$1.79M – $2.38M
NOI $143,067 @ 7.0% cap · market cap 3.49%
Second Best
Industrial
$1.68M
$1.47M – $1.96M
NOI $117,820 @ 7.0% cap · market cap 2.87%
Theoretical Best
Office A
$4.05M
$3.54M – $4.72M
NOI $283,158 @ 7.0% cap · market cap 6.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
29 ft
Clear height
3
Drive-in doors
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
949
Businesses Nearby
Explore this area
Business Placement
Demographics for 14215, NY
42,447
Population
19,203
Households
2.2
Avg Household Size
33
Median Age
19%
College-Educated
87%
High-School Grad
4.8 sq mi
ZIP Area
8,843
Density / Sq Mi
$43,326
Median Household Income
$29,204
Median Earnings
$993
Median Rent
$102,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Buffalo, NY
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Owner-user facility with drive-in loading, high-clear operations, and a sizable industrial site.
Where is this manufacturing property located?
The property is located at 401 East Amherst Street Buffalo, NY.
What is the asking price?
The asking price for this property is $4,100,000.
What are key features of this property?
This property features: 16,821‑square‑foot manufacturing facility on 3.63 acres; 29‑foot clear height supports industrial operations; 800A/480V three‑phase power
