Tonawanda Warehouse/Office/Flex
For Sale
Contact for pricing
170 Cooper Ave, Tonawanda, NY 14150
Tonawanda warehouse/office/flex building with high visibility and ample parking.
Property Size68,696 SF
Price / SF$86.61
Days on Market714
Property Features for 170 Cooper Ave
General Information
Standard status
Active
Size
68,696 SF
Class
A
Property subtype
Industrial, Office
Lease Type
Net
Listing Agency:
Cushman & Wakefield Pyramid Brokerage Company - Buffalo, New York
Listed By:
Richard J. Schechter · License #NY 30SC0879149
(716) 852-7500
Source:
Crexi
Added: Sep 24, 2024
Changed: Sep 4
Last Checked: Sep 6 at 12:37PM
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 Tonawanda warehouse, office, and flex building is available for immediate occupancy. The property benefits from excellent visibility, with exposure to over 50,000 vehicles daily. Ample parking is available for more than 450 vehicles. The large lot provides room for potential expansion, accommodating future growth and development needs. The building has direct access to I-190 and I-290 Expressways, offering convenient access to major markets throughout Western New York. It features an 18-foot clear height under the joist, one dock door, and one grade door; additional doors can be added. The property is equipped with 1,200-amp three-phase power. The 68,696 square foot property is ideal for warehousing, manufacturing, research and development, distribution, office or flex space, and lab conversion.
Key Highlights
- Excellent visibility with exposure to over 50,000 vehicles daily.
- Direct access to I‑190 and I‑290 Expressways.
- Ample parking for more than 450 vehicles.
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
$394,943
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
6.64%
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%
$7,898,860
$7.9M
Cap Rate 7%
$5,642,043
$5.6M
Cap Rate 9%
$4,388,256
$4.4M
Market Conditions
NOI Build-Up for 68,696 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
$651.2K $9.48/SF
− Vacancy
−$43.6K −$0.64/SF
EGI
$607.6K $8.84/SF
− OpEx
−$212.7K −$3.10/SF
NOI
$394.9K $5.75/SF
Area
Erie County, NY
Vacancy
6.70%
Lease Rate
$9.48 /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%
$7,898,860
Cap Rate 7%
$5,642,043
Cap Rate 9%
$4,388,256
Alternative Uses
Best Use
Flex RnD
$5.64M
$4.94M – $6.58M
NOI $394,943 @ 7.0% cap · market cap 6.64%
Second Best
Industrial
$4.31M
$3.77M – $5.02M
NOI $301,495 @ 7.0% cap · market cap 5.07%
Theoretical Best
Office A
$15.02M
$13.14M – $17.52M
NOI $1,051,214 @ 7.0% cap · market cap 17.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
287
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 14150, NY
41,161
Population
20,152
Households
2
Avg Household Size
43
Median Age
32%
College-Educated
95%
High-School Grad
14.9 sq mi
ZIP Area
2,762
Density / Sq Mi
$70,294
Median Household Income
$46,867
Median Earnings
$1,094
Median Rent
$181,900
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 - Tonawanda warehouse/office/flex building with high visibility and ample parking.
Where is this flex space located?
The property is located at 170 Cooper Ave Tonawanda, NY.
What is the asking price?
The asking price for this property is $5,950,000.
What are key features of this property?
This property features: Excellent visibility with exposure to over 50,000 vehicles daily.; Direct access to I‑190 and I‑290 Expressways.; Ample parking for more than 450 vehicles.
