High-Volume Salon/Day Spa For
For Sale
$599,000
8180 Wehrle Drive, Buffalo, NY 14221
Established salon/day spa in convenient, high-traffic location.
Property Size2,700 SF
Price / SF$221.85
Days on Market150
Property Features for 8180 Wehrle Drive
General Information
Standard status
Active
Size
2,700 SF
Total Parking Spaces
33
Property subtype
Commercial
Zoning
C, Commercial
Taxes and HOA fees
Annual Taxes
$7,971
Building Details
Building Size
2,700 SF
Year Built
2004
Buildings
1
Stories
1
Listing Agency:
Hanna Commercial
(716) 909-1375
Listed By:
Emily Cornwell · License #10991206320
(716) 909-1375
Source:
Northstarwny
Added: Mar 27
Changed: Aug 23
Last Checked: Aug 21 at 11:19PM
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 Hanna Commercial
Investment Insights
Based on property information with market context.
This Class A salon and day spa is available for purchase. The property is situated in a convenient Clarence/Williamsville location, benefiting from high traffic and visibility within a densely populated residential area, and is located less than 0.5 miles from Transit Road. Ample parking is available. The updated, clean, and contemporary space features abundant natural light and provides over 2,500 square feet to accommodate a current or growing client base. Recent updates include a newer roof, updated mechanics, and exterior landscaping. This property presents an opportunity for a salon owner looking to expand a business built on customer loyalty and a strong reputation. The property size is 2700 square feet.
Key Highlights
- High‑volume, well‑established salon/day spa business included.
- Convenient Clarence/Williamsville location with high traffic and visibility.
- Ample, convenient parking.
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
$26,300
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
4.39%
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%
$526,000
$526.0K
Cap Rate 7%
$375,714
$375.7K
Cap Rate 9%
$292,222
$292.2K
Market Conditions
NOI Build-Up for 2,700 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
$42.1K $15.60/SF
− Vacancy
−$4.5K −$1.68/SF
EGI
$37.6K $13.92/SF
− OpEx
−$11.3K −$4.17/SF
NOI
$26.3K $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%
$526,000
Cap Rate 7%
$375,714
Cap Rate 9%
$292,222
Alternative Uses
Best Use
Retail
$375.7K
$328.8K – $438.3K
NOI $26,300 @ 7.0% cap · market cap 4.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$649.3K
$568.1K – $757.5K
NOI $45,451 @ 7.0% cap · market cap 7.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
618
Businesses Nearby
Explore this area
Business Placement
Demographics for 14221, NY
55,275
Population
25,281
Households
2.2
Avg Household Size
48
Median Age
57%
College-Educated
96%
High-School Grad
23.4 sq mi
ZIP Area
2,362
Density / Sq Mi
$101,275
Median Household Income
$58,665
Median Earnings
$1,560
Median Rent
$298,500
Median Home Value
Market
Vacancy Rate% for Retail in Buffalo, NY
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 - Established salon/day spa in convenient, high-traffic location.
Where is this retail space located?
The property is located at 8180 Wehrle Drive Buffalo, NY.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: High‑volume, well‑established salon/day spa business included.; Convenient Clarence/Williamsville location with high traffic and visibility.; Ample, convenient parking.
