Five-Unit Mixed-Use Commercial
For Sale
$699,900
4444 Main Street, Buffalo, NY 14226
SINGLE_FAMILY - Buffalo, NY
Property Size3,641 SF
Lot Size0.14 Acres
Price / SF$192.23
Days on Market110
Property Features for 4444 Main Street
General Information
Property type
Residential
Property subtype
Office
Zoning
TI-2.5
Zoning description
Commercial
Rooms
Basement
Parking
9
Lot features
Rectangular, Rectangular Lot
Elementary school district
Amherst
Middle school district
Amherst
High school district
Amherst
Subdivision
Amherst-142289
Standard status
Active
APN
142289-068-170-0004-041-000
Size
3,641 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Annual Amount
5519
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Natural Gas
Building Details
Year built
1960
Floors in Building
2
Number of units
5
Flooring type
Vinyl, Linoleum
Building materials
Brick, Block
Roof type
Rubber, Membrane, Flat
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Anthony Dubreville · License #10401347097
(716) 374-2594
Added: Apr 14
Changed: Jul 28
Last Checked: Aug 1 at 6:06AM
MLS# B1671172
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This completely renovated five-unit mixed-use commercial property includes two office suites on the lower level, two commercial spaces on the first floor, and an executive office suite on the second floor. The lower-level front office suite features a spacious main area plus a private office or waiting room, while the lower-level rear suite offers a large open workspace, two private offices, and an additional optional room. On the first floor, the front commercial space has large windows and a private entrance and was previously used as a tattoo studio, with multiple additional rooms suitable for retail or service concepts. The rear first-floor suite features a wide-open layout with a front reception area and was previously utilized as a yoga studio. The second-floor executive office suite includes a central hallway, multiple private offices, a dedicated waiting area, and a conference room.
The property is located at 4444 Main Street in Buffalo, positioned on Main Street between Williamsville and the University at Buffalo South Campus. It offers an on-site parking lot with approximately nine spaces and prominent roadside signage. Two shared restrooms are located on the main level.
The property is located at 4444 Main Street in Buffalo, positioned on Main Street between Williamsville and the University at Buffalo South Campus. It offers an on-site parking lot with approximately nine spaces and prominent roadside signage. Two shared restrooms are located on the main level.
Key Highlights
- 5‑unit mixed‑use commercial building with office and commercial tenant spaces across basement, first floor, and second floor
- Lower level: 2 office suites—front main area plus private office/waiting room; rear suite with open workspace, 2 private offices, and optional room
- First floor: 2 commercial spaces—front former tattoo studio with large windows, private entrance, and multiple rooms; rear former yoga studio with reception area
Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $74.3k | $20.40 |
| − Vacancy | −$13.7k | −$3.77 |
| EGI | $60.5k | $16.63 |
| − OpEx | −$15.1k | −$4.16 |
| NOI | $45.4k | $12.47 |
3,641 SF · lease $20.40/SF/yr · vacancy 18.50% · expense 25.00%
Alternative Uses
Best Use
Office B
$648.6K
$567.5K – $756.7K
NOI $45,401 @ 7.0% cap · market cap 6.49%
Second Best
Retail
$506.7K
$443.3K – $591.1K
NOI $35,466 @ 7.0% cap · market cap 5.07%
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
Lease Details
3
Office units
Multi-tenant
Tenancy
Turnkey business
Opportunity
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
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Frequently Asked Questions
What type of property is this?
Office units - Completely renovated five-unit mixed-use property with office suites, storefront spaces, and an executive office on two levels.
Where is this office units 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: 5‑unit mixed‑use commercial building with office and commercial tenant spaces across basement, first floor, and second floor; Lower level: 2 office suites—front main area plus private office/waiting room; rear suite with open workspace, 2 private offices, and optional room; First floor: 2 commercial spaces—front former tattoo studio with large windows, private entrance, and multiple rooms; rear former yoga studio with reception area
