Live-Work Mixed-Use Building with Commercial
For Sale
$499,000
970 Sycamore Street, Buffalo, NY 14212
MULTI_FAMILY - Buffalo, NY
Property Size2,626 SF
Lot Size0.10 Acres
Price / SF$190.02
Days on Market284
Property Features for 970 Sycamore Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 1, Bathroom 1
Appliances
GasWaterHeater
Lot features
Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Elementary school district
Buffalo
Middle school district
Buffalo
High school district
Buffalo
Directions
From Downtown Buffalo, head east on Broadway toward Fillmore Ave.
Subdivision
Buffalo City-140200
Standard status
Active
APN
140200-101-770-0001-016-000
Size
2,626 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
1013
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1936
Floors in Building
2
Number of units
2
Flooring type
Vinyl, Tile, Varies
Building materials
Frame, InsulatedConcreteForms
Roof type
Shingle
Listing Agency:
Rondinelli Real Estate
(716) 681-1926
Listed By:
Muazim Hussain · License #10401334626
(929) 330-5764
Added: Nov 9, 2025
Changed: Aug 3
Last Checked: Aug 20 at 2:06AM
MLS# B1649997
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This live-work mixed-use building pairs commercial space on the first floor with a residential unit upstairs. The property’s first floor offers approximately 1,800 SF of bright, versatile commercial space with a full bathroom, designed to support an office, retail shop, or service business. Upstairs, the residential unit features an updated living layout with a modern kitchen, spacious living room, and formal dining area, including three bedrooms and one full bathroom, along with new flooring and updated finishes.
The building includes updated mechanicals and systems, including a brand-new hot water tank, a heating system, and updated electrical throughout. Heating is forced air on natural gas, and the property is served by public water. The roof is shingle, and the building was constructed in 1936.
In addition to the primary lot, the property includes an extra 15' x 140' lot that may support added parking or expansion. An adjacent corner lot owned by the City of Buffalo may also be available with an approved development plan.
The building includes updated mechanicals and systems, including a brand-new hot water tank, a heating system, and updated electrical throughout. Heating is forced air on natural gas, and the property is served by public water. The roof is shingle, and the building was constructed in 1936.
In addition to the primary lot, the property includes an extra 15' x 140' lot that may support added parking or expansion. An adjacent corner lot owned by the City of Buffalo may also be available with an approved development plan.
Key Highlights
- Approx. 1,800 SF commercial space with a full bathroom on the first floor
- Upstairs residential unit with three bedrooms, one full bathroom, and updated finishes
- Brand‑new hot water tank, heating system, and updated electrical throughout
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
$32,745
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
6.56%
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%
$654,900
$654.9K
Cap Rate 7%
$467,786
$467.8K
Cap Rate 9%
$363,833
$363.8K
Market Conditions
NOI Build-Up for 2,626 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
$53.6K $20.40/SF
− Vacancy
−$9.9K −$3.77/SF
EGI
$43.7K $16.63/SF
− OpEx
−$10.9K −$4.16/SF
NOI
$32.7K $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%
$654,900
Cap Rate 7%
$467,786
Cap Rate 9%
$363,833
Alternative Uses
Best Use
Office B
$467.8K
$409.3K – $545.8K
NOI $32,745 @ 7.0% cap · market cap 6.56%
Second Best
Mixed Use
$405.2K
$354.5K – $472.7K
NOI $28,361 @ 7.0% cap · market cap 5.68%
Theoretical Best
Office A
$631.5K
$552.6K – $736.8K
NOI $44,205 @ 7.0% cap · market cap 8.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
730
Businesses Nearby
Explore this area
Business Placement
Demographics for 14212, NY
13,533
Population
5,935
Households
2.3
Avg Household Size
32
Median Age
11%
College-Educated
76%
High-School Grad
2.1 sq mi
ZIP Area
6,444
Density / Sq Mi
$35,517
Median Household Income
$26,545
Median Earnings
$829
Median Rent
$89,900
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?
Live-work space - Renovated live-work building with an upstairs three-bedroom residence and dedicated commercial space on the first floor.
Where is this live-work space located?
The property is located at 970 Sycamore Street Buffalo, NY.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Approx. 1,800 SF commercial space with a full bathroom on the first floor; Upstairs residential unit with three bedrooms, one full bathroom, and updated finishes; Brand‑new hot water tank, heating system, and updated electrical throughout
