Tonawanda Office/Flex Building For
For Sale
$299,000
64 Broad Street, Tonawanda, NY 14150
5,916 SF office/flex building with flexible layout and parking.
Property Size5,916 SF
Price / SF$50.54
Days on Market150
Property Features for 64 Broad Street
General Information
Standard status
Active
Size
5,916 SF
Property subtype
Office
Building Details
Building Size
5,916 SF
Listing Agency:
Buffalo Office
(716) 852-7500
Listed By:
John Ticco, III, SIOR · License #10301213614
(716) 852-7500
Source:
Pyramidbrokerage
Added: Mar 27
Changed: Aug 23
Last Checked: Aug 22 at 6:36AM
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 Buffalo Office
Investment Insights
Based on property information with market context.
This 5,916 SF office/flex building is located in Tonawanda, New York. The property is situated off the corner of Broad and Main Street, offering strong visibility. There are 11 on-site parking spaces available. The building features a flexible layout suitable for a variety of uses, including professional offices, service contractors, and storage/flex users. The property is in close proximity to neighborhood amenities, retail options, and major roadways.
Key Highlights
- 5,916 SF office/flex building.
- Strong visibility at the corner of Broad & Main Street.
- 11 on‑site parking 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
$25,964
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
8.68%
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%
$519,280
$519.3K
Cap Rate 7%
$370,914
$370.9K
Cap Rate 9%
$288,489
$288.5K
Market Conditions
NOI Build-Up for 5,916 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
$39.8K $6.72/SF
− Vacancy
−$2.7K −$0.45/SF
EGI
$37.1K $6.27/SF
− OpEx
−$11.1K −$1.88/SF
NOI
$26.0K $4.39/SF
Area
Erie County, NY
Vacancy
6.70%
Lease Rate
$6.72 /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%
$519,280
Cap Rate 7%
$370,914
Cap Rate 9%
$288,489
Alternative Uses
Best Use
Office B
$1.06M
$926.7K – $1.24M
NOI $74,132 @ 7.0% cap · market cap 24.79%
Second Best
Flex RnD
$485.9K
$425.2K – $566.9K
NOI $34,012 @ 7.0% cap · market cap 11.38%
Theoretical Best
Office A
$1.29M
$1.13M – $1.51M
NOI $90,529 @ 7.0% cap · market cap 30.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
899
Businesses Nearby
Explore this area
Business Placement
Demographics for 14150, NY
41,161
Population
20,152
Households
2
Avg Household Size
43
Median Age
32%
College-Educated
95%
High-School Grad
14.9 sq mi
ZIP Area
2,762
Density / Sq Mi
$70,294
Median Household Income
$46,867
Median Earnings
$1,094
Median Rent
$181,900
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - 5,916 SF office/flex building with flexible layout and parking.
Where is this office building located?
The property is located at 64 Broad Street Tonawanda, NY.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 5,916 SF office/flex building.; Strong visibility at the corner of Broad & Main Street.; 11 on‑site parking spaces.
