Freestanding Retail
For Sale
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660 N French Rd, Buffalo, NY 14228
Flexible commercial building with existing recycling operations and access to established suburban commercial corridors.
Property Size2,662 SF
Price / SF$159.65
Days on Market126
Property Features for 660 N French Rd
General Information
Standard status
Active
Size
2,662 SF
Property subtype
RETAIL
Site & Location
Traffic Count
14,190 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Buildings
1
Building Size
2,662 SF
Listing Agency:
Cushman & Wakefield | Pyramid Brokerage - Buffalo
(716) 852-7500
Listed By:
Richard Ryall Ledyard
(716) 796-7204
Source:
Moodyscre
Added: May 14
Changed: Sep 4
Last Checked: Sep 15 at 8:13AM
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 Cushman & Wakefield | Pyramid Brokerage - Buffalo
Investment Insights
Based on property information with market context.
This 2,662-square-foot commercial building in Amherst, NY is currently operating as a bottle redemption and recycling facility. The property includes existing operational infrastructure and a flexible layout that may accommodate service commercial, retail, industrial, recycling and redemption, or flex industrial uses as supported by the current configuration.
The building is positioned near the University at Buffalo North Campus, Niagara Falls Boulevard, NYS I-990, and I-290. Traffic counts include 14,190 AADT on North French Road and 16,116 AADT on Sweet Home Road, providing measurable exposure within a suburban commercial setting.
The building is positioned near the University at Buffalo North Campus, Niagara Falls Boulevard, NYS I-990, and I-290. Traffic counts include 14,190 AADT on North French Road and 16,116 AADT on Sweet Home Road, providing measurable exposure within a suburban commercial setting.
Key Highlights
- 2,662+ SF commercial building
- Currently operating as a bottle redemption/recycling facility
- Existing operational infrastructure in place
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
$25,930
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
6.10%
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%
$518,600
$518.6K
Cap Rate 7%
$370,429
$370.4K
Cap Rate 9%
$288,111
$288.1K
Market Conditions
NOI Build-Up for 2,662 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
$41.5K $15.60/SF
− Vacancy
−$4.5K −$1.68/SF
EGI
$37.0K $13.92/SF
− OpEx
−$11.1K −$4.17/SF
NOI
$25.9K $9.74/SF
Area
Buffalo, NY
Vacancy
10.80%
Lease Rate
$15.60 /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%
$518,600
Cap Rate 7%
$370,429
Cap Rate 9%
$288,111
Alternative Uses
Best Use
Retail
$370.4K
$324.1K – $432.2K
NOI $25,930 @ 7.0% cap · market cap 6.10%
Second Best
Flex RnD
$275.9K
$241.4K – $321.8K
NOI $19,310 @ 7.0% cap · market cap 4.54%
Theoretical Best
Office A
$640.2K
$560.1K – $746.9K
NOI $44,811 @ 7.0% cap · market cap 10.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
14,190 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
431
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14228, NY
23,945
Population
10,601
Households
2.3
Avg Household Size
32
Median Age
49%
College-Educated
92%
High-School Grad
15.9 sq mi
ZIP Area
1,506
Density / Sq Mi
$72,426
Median Household Income
$40,958
Median Earnings
$1,264
Median Rent
$246,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Buffalo, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Flexible commercial building with existing recycling operations and access to established suburban commercial corridors.
Where is this storefront property located?
The property is located at 660 N French Rd Buffalo, NY.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 2,662+ SF commercial building; Currently operating as a bottle redemption/recycling facility; Existing operational infrastructure in place
