Multi-Unit Retail Strip
For Sale
Contact for pricing
5436 Main St, Williamsville, NY 14221
Multi-unit retail building features 7 units totaling 7,500 SF, built in 1970.
Property Size7,500 SF
Price / SF$200
Days on Market413
Property Features for 5436 Main St
General Information
Standard status
Active
Size
7,500 SF
Property subtype
RETAIL
Occupancy
47%
Building Details
Year Built
1970
Listing Agency:
Hunt Commercial - Buffalo
(716) 854-5943
Listed By:
Michael Scheid
(716) 491-7181
Source:
Moodyscre
Added: Jul 28, 2025
Changed: Sep 6
Last Checked: Sep 12 at 11:22AM
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 Hunt Commercial - Buffalo
Investment Insights
Based on property information with market context.
This multi-unit retail strip center includes a 7,500 SF building configured as 7 separate units. Built in 1970, the property provides established infrastructure and a layout suited for multiple retail tenants.
The building is currently described as 47% occupied, creating room for additional leasing within the existing unit mix. The asset is offered for sale as an investment opportunity.
For investors or brokers looking for a retail property with multiple storefronts under one ownership, this center offers a straightforward, unit-based configuration and a measurable leasing upside based on the current occupancy level.
The building is currently described as 47% occupied, creating room for additional leasing within the existing unit mix. The asset is offered for sale as an investment opportunity.
For investors or brokers looking for a retail property with multiple storefronts under one ownership, this center offers a straightforward, unit-based configuration and a measurable leasing upside based on the current occupancy level.
Key Highlights
- Multi‑unit retail building in Williamsville, NY with 7 units totaling 7,500 SF
- Building completed in 1970
- Currently 47% occupancy, with room to increase leasing
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
$73,055
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
4.87%
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%
$1,461,100
$1.5M
Cap Rate 7%
$1,043,643
$1.0M
Cap Rate 9%
$811,722
$811.7K
Market Conditions
NOI Build-Up for 7,500 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
$117.0K $15.60/SF
− Vacancy
−$12.6K −$1.68/SF
EGI
$104.4K $13.92/SF
− OpEx
−$31.3K −$4.17/SF
NOI
$73.1K $9.74/SF
Area
Buffalo, NY
Vacancy
10.80%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
30.00%
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%
$1,461,100
Cap Rate 7%
$1,043,643
Cap Rate 9%
$811,722
Alternative Uses
Best Use
Retail
$1.04M
$913.2K – $1.22M
NOI $73,055 @ 7.0% cap · market cap 4.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.80M
$1.58M – $2.10M
NOI $126,252 @ 7.0% cap · market cap 8.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
47%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,285
Businesses Nearby
Explore this area
Business Placement
Demographics for 14221, NY
55,275
Population
25,281
Households
2.2
Avg Household Size
48
Median Age
57%
College-Educated
96%
High-School Grad
23.4 sq mi
ZIP Area
2,362
Density / Sq Mi
$101,275
Median Household Income
$58,665
Median Earnings
$1,560
Median Rent
$298,500
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 Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Strip mall - Multi-unit retail building features 7 units totaling 7,500 SF, built in 1970.
Where is this strip mall located?
The property is located at 5436 Main St Williamsville, NY.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Multi‑unit retail building in Williamsville, NY with 7 units totaling 7,500 SF; Building completed in 1970; Currently 47% occupancy, with room to increase leasing
