Mixed-Use Property with Medical
For Sale
$999,000
6575 Transit Road, East Amherst, NY 14051
Commercially zoned property combines an established medical workspace with a renovated three-bedroom residence and substantial parking.
Property Size3,330 SF
Lot Size1.00 Acre
Price / SF$300
Days on Market39
Property Features for 6575 Transit Road
General Information
Standard status
Active
Size
3,330 SF
Total Parking Spaces
24
Lot size
1.00 Acre
Property subtype
Commercial
Zoning
Commercial, Commercial
Occupancy
100%
Site & Location
Road Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 3BR
Multifamily Units
1
Office Units
1
Additional Details
Floor
1
Taxes and HOA fees
Annual Taxes
$7,958
Building Details
Building Size
3,330 SF
Year Built
1983
Buildings
1
Stories
2
Units
2
Tenancy
Single
Owner Occupied
No
Listing Agency:
Keller Williams Realty WNY
(716) 697-3280
Listed By:
Joshua James · License #10301210944
(716) 697-3280
Source:
Dealrealtyonline
Added: Jul 23
Changed: Aug 30
Last Checked: Aug 30 at 8:11AM
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 Keller Williams Realty WNY
Investment Insights
Based on property information with market context.
This mixed-use property contains 3330 sq ft of finished space on a 1-acre parcel. The lower commercial area is occupied by a long-term medical-use tenant and includes a reception area, front desk, rear kitchenette, three private rooms or offices, and a half bathroom with plumbing for a second. The upper residence offers three bedrooms, a renovated kitchen completed in 2023, updated bathroom finishes, hardwood Shaker cabinetry, Corian countertops, luxury vinyl flooring, vaulted living room ceilings, and access to a large second-story wood deck.
Commercial zoning supports the existing combination of uses, while the property includes 16 parking spaces at the front and additional room behind the building. Its Transit Road position provides 88' of frontage along a heavily trafficked corridor with signage opportunities and access to public transit. The property is 15 minutes from Lockport, 25 minutes from downtown Buffalo, 28 minutes from Canada, and 22 minutes from Buffalo International Airport, with shops and restaurants nearby.
Commercial zoning supports the existing combination of uses, while the property includes 16 parking spaces at the front and additional room behind the building. Its Transit Road position provides 88' of frontage along a heavily trafficked corridor with signage opportunities and access to public transit. The property is 15 minutes from Lockport, 25 minutes from downtown Buffalo, 28 minutes from Canada, and 22 minutes from Buffalo International Airport, with shops and restaurants nearby.
Key Highlights
- 1‑acre mixed‑use property with 3330 sq ft of finished space
- Commercially zoned parcel with 88' of Transit Road frontage
- Lower level includes reception, kitchenette, three private rooms/offices, and medical‑use occupancy
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
$47,128
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
4.72%
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%
$942,560
$942.6K
Cap Rate 7%
$673,257
$673.3K
Cap Rate 9%
$523,644
$523.6K
Market Conditions
NOI Build-Up for 3,330 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
$73.9K $22.20/SF
− Vacancy
−$11.1K −$3.33/SF
EGI
$62.8K $18.87/SF
− OpEx
−$15.7K −$4.72/SF
NOI
$47.1K $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%
$942,560
Cap Rate 7%
$673,257
Cap Rate 9%
$523,644
Alternative Uses
Best Use
Office B
$673.3K
$589.1K – $785.5K
NOI $47,128 @ 7.0% cap · market cap 4.72%
Second Best
Mixed Use
$590.8K
$517.0K – $689.3K
NOI $41,359 @ 7.0% cap · market cap 4.14%
Theoretical Best
Office A
$858.2K
$750.9K – $1.00M
NOI $60,073 @ 7.0% cap · market cap 6.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
1
Residential units
100%
Occupancy
Single-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
426
Businesses Nearby
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?
Mixed-use property - Commercially zoned property combines an established medical workspace with a renovated three-bedroom residence and substantial parking.
Where is this mixed-use property located?
The property is located at 6575 Transit Road East Amherst, NY.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: 1‑acre mixed‑use property with 3330 sq ft of finished space; Commercially zoned parcel with 88' of Transit Road frontage; Lower level includes reception, kitchenette, three private rooms/offices, and medical‑use occupancy
