Industrial Flex Building with
For Sale
Contact for pricing
8033 Transit Road, East Amherst, NY 14051
A clear-span flex facility with dedicated office space, multiple grade-level doors, and heavy-duty utilities for contractor or office use.
Property Size8,416 SF
Lot Size6.40 Acres
Price / SF$124.76
Days on Market59
Property Features for 8033 Transit Road
General Information
Standard status
Active
Size
8,416 SF
Lot size
6.40 Acres
Property subtype
Industrial
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
18 ft
Drive-In Doors
6
Heavy Power
Yes
Building Details
Year Built
1975
Listing Agency:
Cushman & Wakefield Pyramid Brokerage Company - Buffalo, New York
Listed By:
John Ticco III · License #NY 10301213614
Source:
Crexi
Added: Jun 10
Changed: Jul 10
Last Checked: Aug 7 at 8:50AM
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 Company - Buffalo, New York
Investment Insights
Based on property information with market context.
This versatile industrial flex building totals 8,416+/- square feet and includes 1,350+/- square feet of dedicated office space. The warehouse area is clear span with an 18-foot clear height (22 feet to the deck) and a flexible layout that can support multiple operational needs. The exterior and loading configuration includes six 14-foot grade-level doors and one outdoor dock, supporting varied receiving and distribution. Heavy-duty systems include floor drains throughout the space and 3-phase/600-amp power.
The property is situated on 6.4 acres with high visibility along the Transit Road corridor. Access is described as convenient to Millersport Highway and Niagara County, supporting easy travel for both staff and deliveries.
Designed with contractors and construction-related businesses in mind, the combination of functional loading, robust electrical service, and floor drainage makes the space practical for day-to-day operations that need storage and workspace under one roof. The included office area also accommodates professional office users who require on-site storage capacity.
The property is situated on 6.4 acres with high visibility along the Transit Road corridor. Access is described as convenient to Millersport Highway and Niagara County, supporting easy travel for both staff and deliveries.
Designed with contractors and construction-related businesses in mind, the combination of functional loading, robust electrical service, and floor drainage makes the space practical for day-to-day operations that need storage and workspace under one roof. The included office area also accommodates professional office users who require on-site storage capacity.
Key Highlights
- 6.4‑acre property on the Transit Road corridor with easy access to Millersport Highway and Niagara County
- 8,416+/- SF clear‑span facility with 1,350+/- SF dedicated office space
- 18‑foot clear height (22 feet to the deck) and flexible layout suited for multiple uses
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
$88,522
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
8.43%
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%
$1,770,440
$1.8M
Cap Rate 7%
$1,264,600
$1.3M
Cap Rate 9%
$983,578
$983.6K
Market Conditions
NOI Build-Up for 8,416 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
$146.4K $17.40/SF
− Vacancy
−$10.3K −$1.22/SF
EGI
$136.2K $16.18/SF
− OpEx
−$47.7K −$5.66/SF
NOI
$88.5K $10.52/SF
Area
Amherst, NY
Vacancy
7.00%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
35.00%
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%
$1,770,440
Cap Rate 7%
$1,264,600
Cap Rate 9%
$983,578
Alternative Uses
Best Use
Warehouse
$1.50M
$1.31M – $1.75M
NOI $105,033 @ 7.0% cap · market cap 10.00%
Second Best
Flex RnD
$1.26M
$1.11M – $1.48M
NOI $88,522 @ 7.0% cap · market cap 8.43%
Theoretical Best
Office A
$2.17M
$1.90M – $2.53M
NOI $151,824 @ 7.0% cap · market cap 14.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
6
Drive-in doors
Yes
Heavy power
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
25
Businesses Nearby
Well-served
Demand for This Use
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 Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - A clear-span flex facility with dedicated office space, multiple grade-level doors, and heavy-duty utilities for contractor or office use.
Where is this flex space located?
The property is located at 8033 Transit Road East Amherst, NY.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: 6.4‑acre property on the Transit Road corridor with easy access to Millersport Highway and Niagara County; 8,416+/- SF clear‑span facility with 1,350+/- SF dedicated office space; 18‑foot clear height (22 feet to the deck) and flexible layout suited for multiple uses
