Renovated Five-Unit Mixed-Use
For Sale
$699,900
4444 Main Street, Buffalo, NY 14226
CommercialSale, Buffalo, NY
Property Size3,641 SF
Lot Size0.14 Acres
Price / SF$192.23
Days on Market155
Property Features for 4444 Main Street
General Information
Property type
Commercial Sale
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
Amenities
roadside signage
Building Details
Year built
1960
Floors in Building
2
Number of units
5
Flooring type
Linoleum, Vinyl
Building materials
Brick, Block
Roof type
Membrane, Rubber, Flat
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Anthony Dubreville · License #10401347097
(716) 374-2594
Added: Apr 14
Changed: Sep 12
Last Checked: Sep 15 at 2:06PM
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 renovated mixed-use property contains five separate commercial units across a 3,641-square-foot building. The lower level includes two office suites with private offices, waiting areas, and open work areas. Two first-floor spaces provide distinct layouts, including a front suite with large windows and a private entrance and a rear suite with an open plan and reception area. The second-floor executive suite includes multiple private offices, a waiting area, central hallway, and conference room. Two shared restrooms are located on the main level.
The property sits on a 0.1356-acre lot with an on-site parking area of approximately 9 spaces and prominent roadside signage along Main Street. It is positioned between Williamsville and the University at Buffalo South Campus. Brick and block construction, linoleum and vinyl flooring, natural gas baseboard heat, public sewer, and a flat rubber membrane roof are among the property's physical features. Zoning is TI-2.5.
The property sits on a 0.1356-acre lot with an on-site parking area of approximately 9 spaces and prominent roadside signage along Main Street. It is positioned between Williamsville and the University at Buffalo South Campus. Brick and block construction, linoleum and vinyl flooring, natural gas baseboard heat, public sewer, and a flat rubber membrane roof are among the property's physical features. Zoning is TI-2.5.
Key Highlights
- Five distinct commercial units within a 3,641‑square‑foot mixed‑use building
- Renovated property with office, retail, and studio‑style layouts
- On‑site parking lot with approx. 9 spaces
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
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Open Analytics
Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Yes
Paved road access
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Buffalo, NY
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Renovated building with five commercial units and flexible office, retail, and studio layouts.
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 distinct commercial units within a 3,641‑square‑foot mixed‑use building; Renovated property with office, retail, and studio‑style layouts; On‑site parking lot with approx. 9 spaces
