7166 Boston State Rd, Boston, NY 14075

Building Details

Building Size 1,764 SF More

Year Built 1943 More

Buildings 1 More

Construction brick More

Listed By: Robert J Ganey Show Phone

Source: Elliman

Added: Sep 24 Changed: Nov 8 Last Checked: Nov 12 at 8:09AM

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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 Robert J Ganey

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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.

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 / Yr

$15,870

Cap Rate

6.35%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$317,400 $317.4K

Cap Rate 7%

$226,714 $226.7K

Cap Rate 9%

$176,333 $176.3K

Is this asking price fair?

Market Conditions

NOI Build-Up for 1,765 SF

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 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 (±1% cap)

NOI $15,870 @ 7.0% cap · market cap 6.35%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$385.8K

$337.6K – $450.2K (±1% cap)

NOI $27,009 @ 7.0% cap · market cap 10.80%

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

Property Analytics

Current Use

Beauty Blends Tattoo ... Tattoo & Piercing Shop

Suggested Use

Top Pick Building Supply Restaurant Hair Salon Parking Lot & Garage Auto Parts Store Auto Repair Shop

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

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

Average Price Trend$/SF for Retail space in Erie County, NY

$109 Jul

$111 Aug

$112 Sep

$96.38 Oct

Properties on Market for Retail space in Erie County

Jul

Aug

Sep

Oct

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Similar For Sale Nearby

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Office Building with Flexible Layout

8407 Boston State Road, Boston, NY 14025

$299,900

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Mixed-Use Building For Sale/Lease

8397 Boston State Rd, Boston, NY 14025

Contact for pricing

3,744 SF

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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 $250,000.

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