Two-Story Medical Office
For Sale
Contact for pricing
825 Wehrle Dr, Buffalo, NY 14221
Class A medical office includes exam rooms, reception area, conference rooms, and ample on-site parking.
Property Size11,822 SF
Price / SF$156.06
Days on Market1006
Property Features for 825 Wehrle Dr
General Information
Standard status
Active
Size
11,822 SF
Class
A
Property subtype
OFFICE
Additional Details
Highway Access
Yes
Amenities
exam rooms
offices
reception/waiting area
conference rooms
business center
Building Details
Stories
2
Listing Agency:
Cushman & Wakefield | Pyramid Brokerage - Buffalo
(716) 852-7500
Listed By:
Richard J. Schechter · License #30SC0879149
(716) 316-4040
Source:
Moodyscre
Added: Dec 6, 2023
Changed: Aug 23
Last Checked: Sep 6 at 9:56AM
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 - Buffalo
Investment Insights
Based on property information with market context.
Two-story Class A medical office building available for sale. The interior includes multiple exam rooms, offices, a reception and waiting area, conference rooms, and a business center, supporting day-to-day clinical and professional office operations.
The property offers ample on-site parking and multiple points of ingress/egress for convenient access. It is described in the public remarks as having strong Thruway and Expressway access, with major retail centers and national restaurants nearby.
The building also provides room for expansion into an adjacent parcel, offering flexibility for growth while maintaining the existing on-site parking and access framework.
The property offers ample on-site parking and multiple points of ingress/egress for convenient access. It is described in the public remarks as having strong Thruway and Expressway access, with major retail centers and national restaurants nearby.
The building also provides room for expansion into an adjacent parcel, offering flexibility for growth while maintaining the existing on-site parking and access framework.
Key Highlights
- Two‑story Class A medical office building in Amherst, NY
- Medical space includes multiple exam rooms plus offices, reception/waiting area, conference rooms, and a business center
- Ample on‑site parking with room to expand into the adjacent parcel
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
$147,414
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
7.99%
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%
$2,948,280
$2.9M
Cap Rate 7%
$2,105,914
$2.1M
Cap Rate 9%
$1,637,933
$1.6M
Market Conditions
NOI Build-Up for 11,822 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
$241.2K $20.40/SF
− Vacancy
−$44.6K −$3.77/SF
EGI
$196.6K $16.63/SF
− OpEx
−$49.1K −$4.16/SF
NOI
$147.4K $12.47/SF
Area
Buffalo, NY
Vacancy
18.50%
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%
$2,948,280
Cap Rate 7%
$2,105,914
Cap Rate 9%
$1,637,933
Alternative Uses
Best Use
Office B
$2.11M
$1.84M – $2.46M
NOI $147,414 @ 7.0% cap · market cap 7.99%
Second Best
Healthcare Medical
$2.01M
$1.76M – $2.35M
NOI $140,956 @ 7.0% cap · market cap 7.64%
Theoretical Best
Office A
$2.84M
$2.49M – $3.32M
NOI $199,007 @ 7.0% cap · market cap 10.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
320
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14221, NY
55,275
Population
25,281
Households
2.2
Avg Household Size
48
Median Age
57%
College-Educated
96%
High-School Grad
23.4 sq mi
ZIP Area
2,362
Density / Sq Mi
$101,275
Median Household Income
$58,665
Median Earnings
$1,560
Median Rent
$298,500
Median Home Value
Market
Vacancy Rate% for Office in Buffalo, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Class A medical office includes exam rooms, reception area, conference rooms, and ample on-site parking.
Where is this medical office space located?
The property is located at 825 Wehrle Dr Buffalo, NY.
What is the asking price?
The asking price for this property is $1,845,000.
What are key features of this property?
This property features: Two‑story Class A medical office building in Amherst, NY; Medical space includes multiple exam rooms plus offices, reception/waiting area, conference rooms, and a business center; Ample on‑site parking with room to expand into the adjacent parcel
