Mixed-Use Property with Medical
For Sale
$999,000
6575 Transit Road, East Amherst, NY 14051
CommercialSale, East Amherst, NY
Property Size3,330 SF
Lot Size1.00 Acre
Price / SF$300
Days on Market31
Property Features for 6575 Transit Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Zoning description
Commercial
Parking
24
Lot features
Rectangular, Rectangular Lot
Elementary school district
Williamsville
Middle school district
Williamsville
High school district
Williamsville
Directions
Head south on Transit Road from N. French Road, property will be located on your left.
Subdivision
Clarence-143200
Standard status
Active
APN
143200-043-050-0002-017-000
Size
3,330 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Annual Amount
7958
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Hot Water(Heating), Natural Gas, Zoned, Forced Air
Cooling system
Central Air, Zoned
Water source
Public
Amenities
deck
Building Details
Year built
1983
Floors in Building
2
Number of units
2
Flooring type
Carpet, Vinyl, Linoleum
Building materials
Frame
Roof type
Shingle
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Joshua James · License #10301210944
(716) 697-3280
Added: Jul 23
Changed: Aug 22
Last Checked: Aug 22 at 8:06AM
MLS# B1700151
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use property contains 3,330 square feet of finished space on a 1-acre parcel with Commercial zoning. The first floor is configured for medical use, with a reception area, front desk, three private rooms or offices, a rear kitchenette, and a half bathroom with plumbing for a second. A long-term medical-use tenant occupies the commercial portion.
The upper residence includes three bedrooms, a renovated kitchen completed in 2023, a living room with vaulted ceilings, a renovated bathroom, and a large second-story wood deck. The property provides 88 feet of frontage on Transit Road, 16 front parking spaces, additional room at the rear, public water and sewer, and signage opportunities. It is approximately 25 minutes from downtown Buffalo, 22 minutes from Buffalo International Airport, 28 minutes from Canada, and 15 minutes from Lockport. Shops, restaurants, public transit, and major transportation routes are nearby.
The upper residence includes three bedrooms, a renovated kitchen completed in 2023, a living room with vaulted ceilings, a renovated bathroom, and a large second-story wood deck. The property provides 88 feet of frontage on Transit Road, 16 front parking spaces, additional room at the rear, public water and sewer, and signage opportunities. It is approximately 25 minutes from downtown Buffalo, 22 minutes from Buffalo International Airport, 28 minutes from Canada, and 15 minutes from Lockport. Shops, restaurants, public transit, and major transportation routes are nearby.
Key Highlights
- 3,330 SF of finished mixed‑use space on a 1‑acre parcel
- 88' of frontage on Transit Road with signage opportunities
- Commercial zoning with medical‑use and residential components
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
Multi-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 - The property combines a medical-use commercial area with a renovated residential unit.
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: 3,330 SF of finished mixed‑use space on a 1‑acre parcel; 88' of frontage on Transit Road with signage opportunities; Commercial zoning with medical‑use and residential components
