Renovated Mixed-Use Commercial
For Sale
$699,900
4444 Main Street, Buffalo, NY 14226
Updated three-level property with offices, commercial suites, on-site parking, and flexible tenant configurations.
Property Size3,641 SF
Days on Market129
Property Features for 4444 Main Street
General Information
Standard status
Active
Size
3,641 SF
Total Parking Spaces
9
Property subtype
Commercial
Zoning
TI-2.5, Commercial
Taxes and HOA fees
Annual Taxes
$5,519
Building Details
Building Size
3,641 SF
Year Built
1960
Buildings
1
Stories
2
Units
5
Listing Agency:
Keller Williams Realty WNY
(716) 374-2594
Listed By:
Anthony Dubreville · License #10401347097
(716) 374-2594
Source:
Northstarwny
Added: Apr 14
Changed: Aug 19
Last Checked: Aug 19 at 3:43PM
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 Keller Williams Realty WNY
Investment Insights
Based on property information with market context.
This mixed-use commercial property contains five separate units across a lower level, first floor, and second floor. The lower level includes two office suites with private offices, open work areas, and reception or waiting space. Two additional commercial units occupy the first floor, including a front suite with large windows, a private entrance, and multiple rooms, along with a rear open-layout space. The second floor is configured as an executive office suite with several private offices, a waiting area, hallway, and conference room. The building has been substantially updated and includes two shared restrooms on the main level.
Located at 4444 Main Street in Buffalo, the property includes approximately 9 on-site parking spaces and prominent roadside signage. Zoning is TI-2.5, Commercial. Its mix of office and commercial layouts supports separate occupancy across the five-unit configuration.
Located at 4444 Main Street in Buffalo, the property includes approximately 9 on-site parking spaces and prominent roadside signage. Zoning is TI-2.5, Commercial. Its mix of office and commercial layouts supports separate occupancy across the five-unit configuration.
Key Highlights
- Five‑unit mixed‑use commercial property with office and commercial suites
- Approximately 9 on‑site parking spaces
- TI‑2.5, Commercial zoning
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
$45,401
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
6.49%
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%
$908,020
$908.0K
Cap Rate 7%
$648,586
$648.6K
Cap Rate 9%
$504,456
$504.5K
Market Conditions
NOI Build-Up for 3,641 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
$74.3K $20.40/SF
− Vacancy
−$13.7K −$3.77/SF
EGI
$60.5K $16.63/SF
− OpEx
−$15.1K −$4.16/SF
NOI
$45.4K $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%
$908,020
Cap Rate 7%
$648,586
Cap Rate 9%
$504,456
Alternative Uses
Best Use
Office B
$648.6K
$567.5K – $756.7K
NOI $45,401 @ 7.0% cap · market cap 6.49%
Second Best
Mixed Use
$561.8K
$491.5K – $655.4K
NOI $39,323 @ 7.0% cap · market cap 5.62%
Theoretical Best
Office A
$875.6K
$766.1K – $1.02M
NOI $61,291 @ 7.0% cap · market cap 8.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
613
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Updated three-level property with offices, commercial suites, on-site parking, and flexible tenant configurations.
Where is this mixed-use property located?
The property is located at 4444 Main Street Buffalo, NY.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Five‑unit mixed‑use commercial property with office and commercial suites; Approximately 9 on‑site parking spaces; TI‑2.5, Commercial zoning
