Remodeled Office Building in East
For Sale
$699,999
6483 Transit Rd, East Amherst, NY 14051
Remodeled 3,112 SF office building in a medical park.
Property Size3,112 SF
Lot Size0.35 Acres
Price / SF$224.94
Days on Market113
Property Features for 6483 Transit Rd
General Information
Standard status
Active
Size
3,112 SF
Lot size
0.35 Acres
Property subtype
Office
Zoning
Commercial
Listing Agency:
Recckio Real Estate and Development
Listed By:
Rick Recckio · License #NY #31RE0821429
(716) 998-4422
Source:
Recckio
Added: May 14
Changed: Aug 22
Last Checked: Sep 2 at 1:38PM
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 Recckio Real Estate and Development
Investment Insights
Based on property information with market context.
Located in the East Amherst/Clarence corridor, this professional office building at 6483 Transit Road offers an opportunity for medical, dental, or general office users. The remodeled 3,112 square foot building, situated on 0.35 acres within a medical park, was originally constructed in 2008 and has been renovated. The interior features a reception area, large private offices, a dedicated conference room, a kitchen/breakroom area, and multiple restrooms. The entire building is fully air-conditioned and in excellent condition. Formerly a dental office, the space has been converted to suit a range of professional uses. The property is move-in ready.
Key Highlights
- Prime location in the highly desirable East Amherst/Clarence corridor on Transit Road.
- Move‑in ready, recently remodeled 3,112 sq ft professional office building.
- Suitable for medical, dental, or general office use.
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
$44,043
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
6.29%
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%
$880,860
$880.9K
Cap Rate 7%
$629,186
$629.2K
Cap Rate 9%
$489,367
$489.4K
Market Conditions
NOI Build-Up for 3,112 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
$69.1K $22.20/SF
− Vacancy
−$10.4K −$3.33/SF
EGI
$58.7K $18.87/SF
− OpEx
−$14.7K −$4.72/SF
NOI
$44.0K $14.15/SF
Area
Amherst, NY
Vacancy
15.00%
Lease Rate
$22.20 /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%
$880,860
Cap Rate 7%
$629,186
Cap Rate 9%
$489,367
Alternative Uses
Best Use
Office B
$629.2K
$550.5K – $734.1K
NOI $44,043 @ 7.0% cap · market cap 6.29%
Second Best
Healthcare Medical
$526.6K
$460.7K – $614.3K
NOI $36,859 @ 7.0% cap · market cap 5.27%
Theoretical Best
Office A
$802.0K
$701.8K – $935.7K
NOI $56,140 @ 7.0% cap · market cap 8.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
354
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14051, NY
20,721
Population
8,424
Households
2.5
Avg Household Size
46
Median Age
64%
College-Educated
96%
High-School Grad
15.5 sq mi
ZIP Area
1,337
Density / Sq Mi
$126,895
Median Household Income
$67,874
Median Earnings
$1,840
Median Rent
$386,500
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?
Medical Office Space - Remodeled 3,112 SF office building in a medical park.
Where is this medical office space located?
The property is located at 6483 Transit Rd East Amherst, NY.
What is the asking price?
The asking price for this property is $699,999.
What are key features of this property?
This property features: Prime location in the highly desirable East Amherst/Clarence corridor on Transit Road.; Move‑in ready, recently remodeled 3,112 sq ft professional office building.; Suitable for medical, dental, or general office use.
