Office Building with Flexible
8407 Boston State Road, Boston, NY 14025
For Sale
New
$299,900
Four private offices, a front office, and central reception shape the professional workspace.
Property Size1,617 SF
Days on Market6
Property Features for 8407 Boston State Road
General Information
Standard status
Size
Property subtype
Site & Location
Road Access
Utilities to Site
Additional Details
Condition
Property Use
Taxes and HOA fees
Annual Taxes
Amenities
kitchenette
coffee bar
generator hookup
Building Details
Building Size
Year Built
Year Renovated
Buildings
Listing Agency:
Realty Smith Inc.
Listed By:
Boris Zinaja · License NY 40ZI1101912
(716) 553-8286
Source:
Highfallssir
Added: Nov 9
Changed: Nov 12
Last Checked: Nov 12 at 2:32PM
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 Realty Smith Inc.
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Investment Insights
Based on property information with market context.
Configured for professional office use, the building has four private offices, a dedicated front office, and a central reception area. Interior partitions are non-load-bearing, and the roof trusses provide a 12' clear span. The adjacent lot is included with the property.
The building was stripped back to its exterior walls and trusses in 2008, with electrical, plumbing, furnace, and central A/C systems updated. A generator hookup is also in place. Improvements include an Amish-made kitchenette and coffee bar added in 2019, commercial vinyl plank flooring installed in 2020, and a roof replaced in October 2023. The interior was freshly painted in August 2025.
The building was stripped back to its exterior walls and trusses in 2008, with electrical, plumbing, furnace, and central A/C systems updated. A generator hookup is also in place. Improvements include an Amish-made kitchenette and coffee bar added in 2019, commercial vinyl plank flooring installed in 2020, and a roof replaced in October 2023. The interior was freshly painted in August 2025.
Key Highlights
- Four private offices, a dedicated front office, and a central reception area
- Adjacent lot included with the property
- 12' clear‑span trusses; interior partitions are non‑load‑bearing
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$20,262
Cap Rate
6.76%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$405,240
$405.2K
Cap Rate 7%
$289,457
$289.5K
Cap Rate 9%
$225,133
$225.1K
Market Conditions
NOI Build-Up for 1,617 SF
Gross rent
$33.0K $20.40/SF
− Vacancy
−$6.0K −$3.69/SF
EGI
$27.0K $16.71/SF
− OpEx
−$6.8K −$4.18/SF
NOI
$20.3K $12.53/SF
Area
Erie County, NY
Vacancy
18.10%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$405,240
Cap Rate 7%
$289,457
Cap Rate 9%
$225,133
Alternative Uses
Best Use
Office B
$289.5K
$253.3K – $337.7K
NOI $20,262 @ 7.0% cap · market cap 6.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$353.5K
$309.3K – $412.4K
NOI $24,744 @ 7.0% cap · market cap 8.25%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
Who owns this building?
See the owner, sales and loan history
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Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
49
Businesses Nearby
Explore this area
Business Placement
Demographics for 14025, NY
2,996
Population
1,692
Households
1.8
Avg Household Size
46
Median Age
42%
College-Educated
97%
High-School Grad
21.0 sq mi
ZIP Area
143
Density / Sq Mi
$109,542
Median Household Income
$62,121
Median Earnings
$950
Median Rent
$237,400
Median Home Value
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Market
Average Price Trend$/SF for Office buildings in Erie County, NY
Properties on Market for Office buildings in Erie County
Vacancy Rate% for Office in Northeast region
Frequently Asked Questions
What type of property is this?
Office building - Four private offices, a front office, and central reception shape the professional workspace.
Where is this office building located?
The property is located at 8407 Boston State Road 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: Four private offices, a dedicated front office, and a central reception area; Adjacent lot included with the property; 12' clear‑span trusses; interior partitions are non‑load‑bearing
