Two ADA-Compliant Retail
For Sale
Contact for pricing
7767 Transit Rd, East Amherst, NY 14051
Two ADA-compliant retail buildings on a high-visibility Transit Road retail corridor in East Amherst.
Property Size3,400 SF
Lot Size1.50 Acres
Price / SF$190.88
Days on Market100
Property Features for 7767 Transit Rd
General Information
Standard status
Active
Size
3,400 SF
Lot size
1.50 Acres
Property subtype
RETAIL
Site & Location
Traffic Count
15,200 vehicles/day
Road Access
Yes
Building Details
Year Built
2016
Buildings
2
Listing Agency:
Cushman & Wakefield | Pyramid Brokerage - Buffalo
(716) 870-1011
Listed By:
Robert Cowing III
(716) 870-1011
Source:
Moodyscre
Added: May 14
Changed: Jul 29
Last Checked: Jul 29 at 5:58PM
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.
Two well-maintained, ADA-compliant retail buildings totaling 3,400 SF sit on 1.5 acres along Transit Road. One building includes showroom/shop space constructed in 2016.
The property benefits from prime Transit Road frontage with strong visibility, supported by 15,200 passing vehicles per day (AADT). Located in East Amherst/Clarence in WNY’s East Amherst/Clarence submarket, the site suits a range of showroom- and service-oriented uses, including professional office, contractor, retail, or medical users.
With two separate ADA-compliant buildings on a single parcel, the configuration can support flexible tenant layouts for retail or office users seeking direct-drive frontage along a well-traveled corridor.
The property benefits from prime Transit Road frontage with strong visibility, supported by 15,200 passing vehicles per day (AADT). Located in East Amherst/Clarence in WNY’s East Amherst/Clarence submarket, the site suits a range of showroom- and service-oriented uses, including professional office, contractor, retail, or medical users.
With two separate ADA-compliant buildings on a single parcel, the configuration can support flexible tenant layouts for retail or office users seeking direct-drive frontage along a well-traveled corridor.
Key Highlights
- Total 3,400 SF across two ADA‑compliant retail buildings
- 1.5 acres on‑site to support retail operations
- Showroom/shop space constructed in 2016
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
$48,119
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
7.41%
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%
$962,380
$962.4K
Cap Rate 7%
$687,414
$687.4K
Cap Rate 9%
$534,656
$534.7K
Market Conditions
NOI Build-Up for 3,400 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
$75.5K $22.20/SF
− Vacancy
−$11.3K −$3.33/SF
EGI
$64.2K $18.87/SF
− OpEx
−$16.0K −$4.72/SF
NOI
$48.1K $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%
$962,380
Cap Rate 7%
$687,414
Cap Rate 9%
$534,656
Alternative Uses
Best Use
Office B
$687.4K
$601.5K – $802.0K
NOI $48,119 @ 7.0% cap · market cap 7.41%
Second Best
Retail
$587.5K
$514.1K – $685.4K
NOI $41,126 @ 7.0% cap · market cap 6.34%
Theoretical Best
Office A
$876.2K
$766.7K – $1.02M
NOI $61,336 @ 7.0% cap · market cap 9.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
15,200 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
25
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Two ADA-compliant retail buildings on a high-visibility Transit Road retail corridor in East Amherst.
Where is this retail space located?
The property is located at 7767 Transit Rd East Amherst, NY.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: Total 3,400 SF across two ADA‑compliant retail buildings; 1.5 acres on‑site to support retail operations; Showroom/shop space constructed in 2016
