Renovated Mixed-Use
For Sale
$699,000
9060 Main Street, Clarence, NY 14031
Front building combines living, kitchen, office, and flexible-use rooms with two full bathrooms.
Property Size5,004 SF
Price / SF$139.69
Days on Market37
Property Features for 9060 Main Street
General Information
Standard status
Active
Size
5,004 SF
Property subtype
CommercialLease
Listing Agency:
MJ Peterson Real Estate Inc.
(716) 587-2903
Listed By:
James J Conley · License #10301223914
(716) 587-2903
Source:
Nicholcityrealty
Added: Jul 25
Changed: Aug 29
Last Checked: Aug 29 at 5:20PM
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 MJ Peterson Real Estate Inc.
Investment Insights
Based on property information with market context.
This mixed-use property includes a renovated front building with a living area, kitchen, two full bathrooms, and multiple rooms adaptable to office, residential, or business functions. The property size is 5,004, and the layout supports a combination of living and commercial activity within the same asset.
A rear carriage house, formerly a barn, is occupied by an established tenant who has been in place since 2021. The property is located at 9060 Main Street in Clarence, New York, within a commercial zoning district that allows a variety of permitted uses. The configuration accommodates live-work planning, owner occupancy, or continued use as a mixed-use investment.
A rear carriage house, formerly a barn, is occupied by an established tenant who has been in place since 2021. The property is located at 9060 Main Street in Clarence, New York, within a commercial zoning district that allows a variety of permitted uses. The configuration accommodates live-work planning, owner occupancy, or continued use as a mixed-use investment.
Key Highlights
- Renovated front building with living area, kitchen, two full bathrooms, and multiple flexible rooms
- 5,004 property size
- Rear carriage house formerly used as a barn
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
$62,704
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
8.97%
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%
$1,254,080
$1.3M
Cap Rate 7%
$895,771
$895.8K
Cap Rate 9%
$696,711
$696.7K
Market Conditions
NOI Build-Up for 5,004 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
$102.1K $20.40/SF
− Vacancy
−$18.5K −$3.69/SF
EGI
$83.6K $16.71/SF
− OpEx
−$20.9K −$4.18/SF
NOI
$62.7K $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 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%
$1,254,080
Cap Rate 7%
$895,771
Cap Rate 9%
$696,711
Alternative Uses
Best Use
Office B
$895.8K
$783.8K – $1.05M
NOI $62,704 @ 7.0% cap · market cap 8.97%
Second Best
Mixed Use
$671.5K
$587.6K – $783.4K
NOI $47,006 @ 7.0% cap · market cap 6.72%
Theoretical Best
Office A
$1.09M
$957.2K – $1.28M
NOI $76,573 @ 7.0% cap · market cap 10.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
274
Businesses Nearby
Explore this area
Business Placement
Demographics for 14031, NY
9,983
Population
4,539
Households
2.2
Avg Household Size
51
Median Age
51%
College-Educated
98%
High-School Grad
19.4 sq mi
ZIP Area
515
Density / Sq Mi
$99,639
Median Household Income
$59,366
Median Earnings
$930
Median Rent
$324,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Front building combines living, kitchen, office, and flexible-use rooms with two full bathrooms.
Where is this mixed-use property located?
The property is located at 9060 Main Street Clarence, NY.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Renovated front building with living area, kitchen, two full bathrooms, and multiple flexible rooms; 5,004 property size; Rear carriage house formerly used as a barn
