Two-Story Mixed-Use
New
For Sale
$379,000
462 Niagara Falls Boulevard, Buffalo, NY 14223
CommercialSale, Buffalo, NY
Property Size3,000 SF
Lot Size0.21 Acres
Price / SF$126.33
Days on Market5
Property Features for 462 Niagara Falls Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
TND
Zoning description
Commercial
Parking
10
Lot features
Rectangular, Rectangular Lot
Elementary school district
Kenmore-Tonawanda Union Free District
Middle school district
Kenmore-Tonawanda Union Free District
High school district
Kenmore-Tonawanda Union Free District
Subdivision
Tonawanda-Town-146489
Standard status
Active
APN
146489-067-790-0002-003-100
Size
3,000 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Annual Amount
8546
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
1979
Floors in Building
2
Building materials
Block
Roof type
Flat
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Brennan Macey · License #10401353748
(716) 771-9300
Added: Sep 17
Last Checked: Sep 21 at 4:06AM
MLS# B1715689
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 two-story mixed-use property contains approximately 3,000 square feet of commercial space in a block-construction building completed in 1979. The first floor was most recently used for dog grooming and is becoming available for a new occupant or owner-user. The upper level features an open-concept layout that can accommodate private offices, shared workspace, or professional suites.
Positioned at 462 Niagara Falls Boulevard in Buffalo, the property sits along an established commercial corridor. Building systems include natural gas forced-air heat, central air conditioning, public sewer, and a flat roof. TND zoning supports the property’s mixed-use classification, while the two-floor configuration allows an owner to occupy one level and lease the other, or operate throughout the building.
Positioned at 462 Niagara Falls Boulevard in Buffalo, the property sits along an established commercial corridor. Building systems include natural gas forced-air heat, central air conditioning, public sewer, and a flat roof. TND zoning supports the property’s mixed-use classification, while the two-floor configuration allows an owner to occupy one level and lease the other, or operate throughout the building.
Key Highlights
- Two‑story mixed‑use building with 3,000 square feet
- 0.2146‑acre parcel at 462 Niagara Falls Boulevard
- TND zoning designation
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
$32,400
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
8.55%
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%
$648,000
$648.0K
Cap Rate 7%
$462,857
$462.9K
Cap Rate 9%
$360,000
$360.0K
Market Conditions
NOI Build-Up for 3,000 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
$57.6K $19.20/SF
− Vacancy
−$5.8K −$1.92/SF
EGI
$51.8K $17.28/SF
− OpEx
−$19.4K −$6.48/SF
NOI
$32.4K $10.80/SF
Area
Buffalo, NY
Vacancy
10.00%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
37.50%
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%
$648,000
Cap Rate 7%
$462,857
Cap Rate 9%
$360,000
Alternative Uses
Best Use
Office B
$534.4K
$467.6K – $623.5K
NOI $37,408 @ 7.0% cap · market cap 9.87%
Second Best
Mixed Use
$462.9K
$405.0K – $540.0K
NOI $32,400 @ 7.0% cap · market cap 8.55%
Theoretical Best
Office A
$721.4K
$631.3K – $841.7K
NOI $50,501 @ 7.0% cap · market cap 13.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
568
Businesses Nearby
Explore this area
Business Placement
Demographics for 14223, NY
22,658
Population
10,586
Households
2.1
Avg Household Size
41
Median Age
44%
College-Educated
97%
High-School Grad
3.5 sq mi
ZIP Area
6,474
Density / Sq Mi
$83,528
Median Household Income
$49,835
Median Earnings
$976
Median Rent
$202,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Buffalo, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Block construction offers adaptable commercial space on the first floor and open-plan office space above.
Where is this mixed-use property located?
The property is located at 462 Niagara Falls Boulevard Buffalo, NY.
What is the asking price?
The asking price for this property is $379,000.
What are key features of this property?
This property features: Two‑story mixed‑use building with 3,000 square feet; 0.2146‑acre parcel at 462 Niagara Falls Boulevard; TND zoning designation
