Building Details

Year Built 1960

Listing Agency: WNY Metro Roberts Realty m***@gmail.com Show Phone

Listed By: Julie A Higgins · License #10301201348 Show Phone

Source: Prestigefamilyrealty

Added: Oct 18 Changed: Nov 1 Last Checked: Nov 1 at 1:48AM

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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 WNY Metro Roberts Realty

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Investment Insights

Based on property information with market context.

This 1,378-square-foot suite at 6511 Campbell Boulevard in Pendleton has a reception and waiting area, multiple private rooms, and a central work area. Built-in cabinetry, sinks, restroom facilities, large front windows, and a storefront entrance are also part of the space, which was previously used as a medical office.

Parking is located directly outside the entrance. The property is in Niagara County, with access to Amherst, Wheatfield, and Lockport. Potential uses include medical, wellness, professional office, or retail, subject to zoning and required approvals.

Key Highlights

• 1,378 square feet of interior space
• Reception and waiting area, multiple private rooms, and central work area
• Built‑in cabinetry, sinks, and restroom facilities

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$67,351

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,347,020 $1.3M

Cap Rate 7%

$962,157 $962.2K

Cap Rate 9%

$748,344 $748.3K

What to ask about pricing

Market Conditions

NOI Build-Up for 8,355 SF

Gross rent

$120.3K $14.40/SF

− Vacancy

−$8.1K −$0.96/SF

EGI

$112.3K $13.44/SF

− OpEx

−$44.9K −$5.37/SF

NOI

$67.4K $8.06/SF

Area

Niagara County, NY

Vacancy

6.70%

Lease Rate

$14.40 /SF/Yr

Expense Ratio

40.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,347,020

Cap Rate 7%

$962,157

Cap Rate 9%

$748,344

Alternative Uses

Best Use

Office B

$1.69M

$1.48M – $1.97M (±1% cap)

NOI $118,161 @ 7.0% cap · market cap 3,692.53%

Second Best

Healthcare Medical

$962.2K

$841.9K – $1.12M (±1% cap)

NOI $67,351 @ 7.0% cap · market cap 2,104.72%

Theoretical Best

Warehouse

$7.10M

$6.21M – $8.28M (±1% cap)

NOI $496,945 @ 7.0% cap · market cap 15,529.53%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

Concierge Dental Group ... Dental Office

Suggested Use

Top Pick Dental Office Auto Repair Shop Electrical Service Auto Parts Store Pharmacy Garden Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

62

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 14094, NY

50,969

Population

23,283

Households

2.2

Avg Household Size

42

Median Age

29%

College-Educated

92%

High-School Grad

121.7 sq mi

ZIP Area

419

Density / Sq Mi

$73,354

Median Household Income

$45,056

Median Earnings

$869

Median Rent

$186,100

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Frequently Asked Questions

What type of property is this?

Medical Office Space - Interior features include a reception area, private rooms, built-in cabinetry, sinks, and restroom facilities.

Where is this medical office space located?

The property is located at 6511 Campbell Boulevard Pendleton, NY.

What are key features of this property?

This property features: 1,378 square feet of interior space; Reception and waiting area, multiple private rooms, and central work area; Built‑in cabinetry, sinks, and restroom facilities