Live-Work Property with
860 Union Road, West Seneca, NY 14224
For Sale
Contact for pricing
A professional office is paired with a two-bedroom residence and paved customer parking.
Property Size2,650 SF
Price / SF$1.88
Days on Market9
Property Features for 860 Union Road
General Information
Standard status
Size
Additional Details
Property Use
Amenities
circle driveway
heated attached garage
stamped concrete patio
grill
fully fenced back yard
slate stone fireplace
gas fireplace
gourmet kitchen
Building Details
Year Renovated
Buildings
Stories
Listing Agency:
Realty WG
Listed By:
Wallace Grieser · License #10491207454
(716) 430-1303
Source:
Nicholcityrealty
Added: Oct 30
Changed: Nov 7
Last Checked: Nov 7 at 1:50PM
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 WG
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Investment Insights
Based on property information with market context.
This 2,650-square-foot live-work property combines professional office space with a two-bedroom residence. The great room features 16-foot ceilings, a gas fireplace, and a gourmet kitchen with stainless-steel appliances, cherry cabinetry, and a breakfast bar. The main office has a slate fireplace, and the first floor includes 2,100 square feet of dark cherry hardwood flooring. The second floor contains two bedrooms and a full bath. The property was remodeled to the studs and doubled in size in 2006.
Paved customer parking and a circle driveway serve the property. Union Road has a stated traffic count of 24,000. The attached heated garage has two spaces for tenants of the main house; a stamped concrete patio, grill, and fenced backyard are also included.
Paved customer parking and a circle driveway serve the property. Union Road has a stated traffic count of 24,000. The attached heated garage has two spaces for tenants of the main house; a stamped concrete patio, grill, and fenced backyard are also included.
Key Highlights
- 2,650 square feet of combined office and residential space
- Two‑bedroom residence with a full bath and 16‑foot ceilings in the great room
- 2,100 square feet of dark cherry hardwood flooring on the first floor
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$28,620
Suggested Prices Based on Cap Rates
Cap Rate 5%
$572,400
$572.4K
Cap Rate 7%
$408,857
$408.9K
Cap Rate 9%
$318,000
$318.0K
Market Conditions
NOI Build-Up for 2,650 SF
Gross rent
$50.9K $19.20/SF
− Vacancy
−$5.1K −$1.92/SF
EGI
$45.8K $17.28/SF
− OpEx
−$17.2K −$6.48/SF
NOI
$28.6K $10.80/SF
Area
Buffalo, NY
Vacancy
10.00%
Lease Rate
$19.20 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$572,400
Cap Rate 7%
$408,857
Cap Rate 9%
$318,000
Alternative Uses
Best Use
Office B
$472.1K
$413.1K – $550.7K
NOI $33,044 @ 7.0% cap · market cap 664.20%
Second Best
Mixed Use
$408.9K
$357.8K – $477.0K
NOI $28,620 @ 7.0% cap · market cap 575.28%
Theoretical Best
Office A
$637.3K
$557.6K – $743.5K
NOI $44,609 @ 7.0% cap · market cap 896.66%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Location Intelligence
Trade Area within ½ mile
570
Businesses Nearby
Explore this area
Business Placement
Demographics for 14224, NY
40,736
Population
19,286
Households
2.1
Avg Household Size
46
Median Age
33%
College-Educated
95%
High-School Grad
20.2 sq mi
ZIP Area
2,017
Density / Sq Mi
$76,250
Median Household Income
$49,824
Median Earnings
$1,077
Median Rent
$219,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Average Price Trend$/SF for Live-work space in Erie County, NY
Properties on Market for Live-work space in Erie County
Vacancy Rate% for Office in Northeast region
Frequently Asked Questions
What type of property is this?
Live-work space - A professional office is paired with a two-bedroom residence and paved customer parking.
Where is this live-work space located?
The property is located at 860 Union Road West Seneca, NY.
What are key features of this property?
This property features: 2,650 square feet of combined office and residential space; Two‑bedroom residence with a full bath and 16‑foot ceilings in the great room; 2,100 square feet of dark cherry hardwood flooring on the first floor
