Brick Retail
New
For Sale
$299,900
7166 Boston State Rd, Boston, NY 14075
Its former residential configuration offers a flexible interior for commercial use.
Property Size1,764 SF
Lot Size0.91 Acres
Price / SF$169.92
Days on Market4
Property Features for 7166 Boston State Rd
General Information
Standard status
Active
Size
1,764 SF
Lot size
0.91 Acres
Property subtype
Commercial
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$6,648
Building Details
Building Size
1,764 SF
Year Built
1943
Buildings
1
Construction
brick
Listing Agency:
Century 21 North East
Listed By:
Robert J Ganey
(716) 870-3166
Source:
Elliman
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 10:28AM
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 Century 21 North East
Investment Insights
Based on property information with market context.
Built in 1943, this all-brick retail property contains approximately 1,765 square feet. Its original design was a three-bedroom home, and the space has since been used as a beauty salon and tattoo parlor. The property is expected to be vacant as of October 31, 2026.
The parcel measures 152' x 260' and includes on-site parking and road frontage. Route 219 Expressway is minutes away, with the Village of Hamburg a short drive from the property. The Village of Orchard Park is also identified as an access destination.
The parcel measures 152' x 260' and includes on-site parking and road frontage. Route 219 Expressway is minutes away, with the Village of Hamburg a short drive from the property. The Village of Orchard Park is also identified as an access destination.
Key Highlights
- Approximately 1,765 square feet in an all‑brick building
- 152' x 260' lot with on‑site parking
- Built in 1943; originally designed as a three‑bedroom home
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
$15,870
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
5.29%
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%
$317,400
$317.4K
Cap Rate 7%
$226,714
$226.7K
Cap Rate 9%
$176,333
$176.3K
Market Conditions
NOI Build-Up for 1,765 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
$25.4K $14.40/SF
− Vacancy
−$2.7K −$1.56/SF
EGI
$22.7K $12.84/SF
− OpEx
−$6.8K −$3.85/SF
NOI
$15.9K $8.99/SF
Area
Erie County, NY
Vacancy
10.80%
Lease Rate
$14.40 /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%
$317,400
Cap Rate 7%
$226,714
Cap Rate 9%
$176,333
Alternative Uses
Best Use
Retail
$226.7K
$198.4K – $264.5K
NOI $15,870 @ 7.0% cap · market cap 5.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$385.8K
$337.6K – $450.2K
NOI $27,009 @ 7.0% cap · market cap 9.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
95
Businesses Nearby
16k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 80%
Dining 20%
Dollar General
Shops & Services
6,693 visits/mo
0.2 miles
7-Eleven
Shops & Services
4,651 visits/mo
0.2 miles
Tim Hortons
Dining
3,320 visits/mo
0.5 miles
Sunoco
Shops & Services
1,830 visits/mo
0.2 miles
Demographics for 14075, NY
44,053
Population
20,164
Households
2.2
Avg Household Size
46
Median Age
38%
College-Educated
96%
High-School Grad
39.4 sq mi
ZIP Area
1,118
Density / Sq Mi
$82,083
Median Household Income
$50,934
Median Earnings
$1,129
Median Rent
$246,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Its former residential configuration offers a flexible interior for commercial use.
Where is this retail space located?
The property is located at 7166 Boston State Rd Boston, NY.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Approximately 1,765 square feet in an all‑brick building; 152' x 260' lot with on‑site parking; Built in 1943; originally designed as a three‑bedroom home
