East Amherst Commercial Property For
For Sale
$2,500,000
9170 Transit Rd, East Amherst, NY 14051
High-visibility commercial property on Transit Road with ample parking.
Property Size14,710 SF
Lot Size2.06 Acres
Price / SF$169.95
Days on Market168
Property Features for 9170 Transit Rd
General Information
Standard status
Active
Size
14,710 SF
Lot size
2.06 Acres
Property subtype
RETAIL/STORAGE WAREHOUSE
Zoning
GB - General Business
Listing Agency:
Recckio Real Estate & Development
(716) 998-4422
Listed By:
Rick Recckio · License #NY #31RE0821429
(716) 998-4422
Source:
Recckio
Added: Mar 5
Changed: Aug 13
Last Checked: Aug 19 at 5:13AM
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 Recckio Real Estate & Development
Investment Insights
Based on property information with market context.
This commercial property is located in the Transit Road corridor of East Amherst. The freestanding building offers frontage and access in a retail and service hub. The building has 14,710+/- SF on a 2.06+/- acre lot. The first floor offers 9,710+/- SF, including a 5,000+/- SF drive-thru bay with two 14' garage doors. The second floor provides 5,000+/- SF. The building can be subdivided from 2,500+/- SF up to 14,710+/- SF. The rear lot includes a 211' x 32' wood storage building. A 66' sewer easement can be blacktopped, providing 165+/- SF usable. Ample paved parking is available. Building and pylon signage are available. Public water and sewer utilities are connected. The property is surrounded by national retailers, banks, and restaurants, including Wegmans, Target, Home Depot, Tops Supermarket, Lowes, ALDI, and CVS. Taco Bell and Wendy's are under construction across Transit Road, 1/4 mile to the north. The location offers high daily vehicle exposure on Transit Rd and is minutes from Buffalo Niagara International Airport and major highways.
Key Highlights
- High‑visibility location on Transit Road in East Amherst, a desirable retail hub.
- Large 14,710+\/- SF freestanding building on 2.06+\/- acres with subdivision potential (2,500+\/- to 14,710+\/- SF).
- Includes a 5,000+\/- SF drive‑thru bay with two 14' garage doors.
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
$183,582
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
7.34%
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%
$3,671,640
$3.7M
Cap Rate 7%
$2,622,600
$2.6M
Cap Rate 9%
$2,039,800
$2.0M
Market Conditions
NOI Build-Up for 14,710 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
$231.2K $15.72/SF
− Vacancy
−$15.3K −$1.04/SF
EGI
$216.0K $14.68/SF
− OpEx
−$32.4K −$2.20/SF
NOI
$183.6K $12.48/SF
Area
Amherst, NY
Vacancy
6.60%
Lease Rate
$15.72 /SF/Yr
Expense Ratio
15.00%
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%
$3,671,640
Cap Rate 7%
$2,622,600
Cap Rate 9%
$2,039,800
Alternative Uses
Best Use
Warehouse
$2.62M
$2.29M – $3.06M
NOI $183,582 @ 7.0% cap · market cap 7.34%
Second Best
Retail
$2.54M
$2.22M – $2.97M
NOI $177,932 @ 7.0% cap · market cap 7.12%
Theoretical Best
Office A
$3.79M
$3.32M – $4.42M
NOI $265,367 @ 7.0% cap · market cap 10.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
361
Businesses Nearby
Explore this area
Business Placement
Demographics for 14051, NY
20,721
Population
8,424
Households
2.5
Avg Household Size
46
Median Age
64%
College-Educated
96%
High-School Grad
15.5 sq mi
ZIP Area
1,337
Density / Sq Mi
$126,895
Median Household Income
$67,874
Median Earnings
$1,840
Median Rent
$386,500
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
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 - High-visibility commercial property on Transit Road with ample parking.
Where is this retail space located?
The property is located at 9170 Transit Rd East Amherst, NY.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: High‑visibility location on Transit Road in East Amherst, a desirable retail hub.; Large 14,710+\/- SF freestanding building on 2.06+\/- acres with subdivision potential (2,500+\/- to 14,710+\/- SF).; Includes a 5,000+\/- SF drive‑thru bay with two 14' garage doors.
