High-Bay Industrial Warehouse
For Sale
$2,700,000
4255 Research Pkwy, Clarence, NY 14031
Industrial and warehouse building with high-clearance space, finished offices, and multiple loading doors on a 10-acre park site.
Property Size23,582 SF
Lot Size10.00 Acres
Price / SF$114.49
Days on Market48
Property Features for 4255 Research Pkwy
General Information
Standard status
Active
Size
23,582 SF
Total Parking Spaces
50
Lot size
10.00 Acres
Zoning
Industrial Business Park
Warehouse & Industrial
Clear Height
21 ft
Dock-High Doors
2
Drive-In Doors
1
Heavy Power
Yes
Building Details
Year Built
2006
Listing Agency:
Hanna Commercial
Listed By:
Richard Wadsworth · License #10401370901
(716) 239-5764
Source:
Michael.symphonyofhomes
Added: Jul 20
Changed: Aug 23
Last Checked: Sep 5 at 10:11AM
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 Hanna Commercial
Investment Insights
Based on property information with market context.
This for-sale industrial and warehouse facility totals approximately 25,000 square feet, including about 20,000 square feet of high-bay warehouse area and roughly 5,000 square feet of finished office space. The warehouse offers 21-foot clear height and a 480V electrical service, with two deep dock loading doors and one 14-foot grade level overhead door. Inside, the building is arranged with two clear span bays measuring 50 feet by 200 feet each, designed to support flexible manufacturing, warehousing, or distribution layouts.
The property is situated on a 10-acre industrial business park zoned site in Clarence, New York. Parking is available for more than 50 vehicles, and the site includes approximately 600 feet of frontage that may support future development or expansion.
For an operator needing both warehouse and administrative space, the combination of high-clearance storage, multiple loading points, and dedicated finished offices provides a straightforward foundation for a wide range of industrial uses.
The property is situated on a 10-acre industrial business park zoned site in Clarence, New York. Parking is available for more than 50 vehicles, and the site includes approximately 600 feet of frontage that may support future development or expansion.
For an operator needing both warehouse and administrative space, the combination of high-clearance storage, multiple loading points, and dedicated finished offices provides a straightforward foundation for a wide range of industrial uses.
Key Highlights
- 25,000 SF industrial/warehouse facility on a 10‑acre Industrial Business Park zoned site in Clarence, NY
- 20,000 SF high‑bay warehouse plus 5,000 SF finished office space
- Warehouse has 21‑foot clear height and 480V electrical service
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
$125,675
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
4.65%
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%
$2,513,500
$2.5M
Cap Rate 7%
$1,795,357
$1.8M
Cap Rate 9%
$1,396,389
$1.4M
Market Conditions
NOI Build-Up for 23,582 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
$158.5K $6.72/SF
− Vacancy
−$10.6K −$0.45/SF
EGI
$147.9K $6.27/SF
− OpEx
−$22.2K −$0.94/SF
NOI
$125.7K $5.33/SF
Area
Erie County, NY
Vacancy
6.70%
Lease Rate
$6.72 /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%
$2,513,500
Cap Rate 7%
$1,795,357
Cap Rate 9%
$1,396,389
Alternative Uses
Best Use
Office B
$4.22M
$3.69M – $4.92M
NOI $295,499 @ 7.0% cap · market cap 10.94%
Second Best
Warehouse
$1.80M
$1.57M – $2.09M
NOI $125,675 @ 7.0% cap · market cap 4.65%
Theoretical Best
Office A
$5.16M
$4.51M – $6.01M
NOI $360,861 @ 7.0% cap · market cap 13.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
21 ft
Clear height
2
Dock-high doors
1
Drive-in doors
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14031, NY
9,983
Population
4,539
Households
2.2
Avg Household Size
51
Median Age
51%
College-Educated
98%
High-School Grad
19.4 sq mi
ZIP Area
515
Density / Sq Mi
$99,639
Median Household Income
$59,366
Median Earnings
$930
Median Rent
$324,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Stephen Development LLC — 9580 Main St, Clarence, NY 14031
Frequently Asked Questions
What type of property is this?
Warehouse - Industrial and warehouse building with high-clearance space, finished offices, and multiple loading doors on a 10-acre park site.
Where is this warehouse located?
The property is located at 4255 Research Pkwy Clarence, NY.
What is the asking price?
The asking price for this property is $2,700,000.
What are key features of this property?
This property features: 25,000 SF industrial/warehouse facility on a 10‑acre Industrial Business Park zoned site in Clarence, NY; 20,000 SF high‑bay warehouse plus 5,000 SF finished office space; Warehouse has 21‑foot clear height and 480V electrical service
