High-Bay Industrial
For Sale
Contact for pricing
4255 Research Pkwy, Clarence, NY 14031
High-bay warehouse with 21-foot clear height, two dock doors, one grade door, and 5,000 square feet of office.
Property Size25,000 SF
Lot Size10.00 Acres
Price / SF$108
Days on Market369
Property Features for 4255 Research Pkwy
General Information
Standard status
Active
Size
25,000 SF
Lot size
10.00 Acres
Property subtype
INDUSTRIAL
Zoning
Industrial Business Park
Warehouse & Industrial
Clear Height
21 ft
Dock-High Doors
2
Drive-In Doors
1
Heavy Power
Yes
Additional Details
Road Access
Yes
Listing Agency:
Hanna Commercial Real Estate | Buffalo
(716) 856-7107
Listed By:
Joseph Deck · License #30DE0804140
(716) 830-3325
Source:
Moodyscre
Added: Sep 12, 2025
Changed: Sep 7
Last Checked: Sep 14 at 11:38AM
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 Real Estate | Buffalo
Investment Insights
Based on property information with market context.
This high-bay industrial facility includes approximately 20,000 square feet of light industrial/warehouse space and about 5,000 square feet of office space. The building offers 21-foot clear height, 480V electrical service, and clear span configuration with two 50' x 200' bays. Loading includes two deep dock loading doors plus one 14-foot grade door.
The property sits on a 10-acre site with additional 600 feet of frontage for future development. Parking is available for 50+ vehicles, and the property is zoned Industrial Business Park.
The warehouse also features high bay lighting throughout the industrial space, supporting a range of light industrial operations where material movement and dock access are important.
The property sits on a 10-acre site with additional 600 feet of frontage for future development. Parking is available for 50+ vehicles, and the property is zoned Industrial Business Park.
The warehouse also features high bay lighting throughout the industrial space, supporting a range of light industrial operations where material movement and dock access are important.
Key Highlights
- 20,000 sq. ft. high‑bay light industrial/warehouse with 21 ft. clear height
- Dock loading: two deep dock loading doors plus one 14 ft. grade door
- Two 50' x 200' clear span bays
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
$133,232
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
4.93%
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%
$2,664,640
$2.7M
Cap Rate 7%
$1,903,314
$1.9M
Cap Rate 9%
$1,480,356
$1.5M
Market Conditions
NOI Build-Up for 25,000 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
$168.0K $6.72/SF
− Vacancy
−$11.3K −$0.45/SF
EGI
$156.7K $6.27/SF
− OpEx
−$23.5K −$0.94/SF
NOI
$133.2K $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%
$2,664,640
Cap Rate 7%
$1,903,314
Cap Rate 9%
$1,480,356
Alternative Uses
Best Use
Warehouse
$1.90M
$1.67M – $2.22M
NOI $133,232 @ 7.0% cap · market cap 4.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.47M
$4.78M – $6.38M
NOI $382,560 @ 7.0% cap · market cap 14.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
21 ft
Clear height
2
Dock-high doors
1
Drive-in doors
Yes
Heavy power
Yes
Paved road access
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial 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 - High-bay warehouse with 21-foot clear height, two dock doors, one grade door, and 5,000 square feet of office.
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: 20,000 sq. ft. high‑bay light industrial/warehouse with 21 ft. clear height; Dock loading: two deep dock loading doors plus one 14 ft. grade door; Two 50' x 200' clear span bays
