Mixed-Use Property with Storage
For Sale
$585,000
Pending
4860 Route 430, Bemus Point, NY 14712
COMMERCIAL - Bemus Point, NY
Property Size3,648 SF
Lot Size2.30 Acres
Days on Market497
Property Features for 4860 Route 430
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B2
Zoning description
Business
Parking
40
Lot features
Rectangular, Rectangular Lot
Elementary school district
Bemus Point
Middle school district
Bemus Point
High school district
Bemus Point
Directions
Route 430 north past Long Point State Park. Property is directly across street from Midway State Park.
Subdivision
Ellery-063689
Standard status
Pending
APN
063689-298-000-0001-021-000
Size
3,648 SF
Lot size
2.30 Acres
Taxes and HOA fees
Tax Annual Amount
8192
Utilities
Sewer type
Septic Tank
Heating system
Central, Natural Gas, Baseboard
Cooling system
Central Air
Water source
Well
Building Details
Year built
1992
Floors in Building
2
Roof type
Asphalt
Listing Agency:
Howard Hanna Holt - Mayville
(716) 753-7880
Listed By:
Stephen Holt · License #10311209104
(716) 269-4208
Added: Apr 11, 2025
Changed: Aug 4
Last Checked: Aug 20 at 4:06AM
MLS# R1598740
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.
Mixed-use property offering multiple revenue streams on a single site. The first floor has been used as a restaurant and includes commercial kitchen infrastructure, along with a layout designed for customer-facing use. The second floor features an updated two-bedroom apartment with a separate private entrance, suitable for owner-occupancy or rental.
The property also includes a storage unit business with 26 income-generating storage units. The parcel includes additional land that may allow for expansion of the storage operation.
Set on a high-visibility stretch of Route 430 in the Town of Ellery, the property sits directly across the street from Midway State Amusement Park, supporting strong drive-by exposure. Improvements include a natural gas heating system with central and baseboard components, central air conditioning, asphalt roofing, well water, and a septic tank sewer system. Built in 1992, the property totals approximately 3,648 square feet on a 2.3-acre lot.
The property also includes a storage unit business with 26 income-generating storage units. The parcel includes additional land that may allow for expansion of the storage operation.
Set on a high-visibility stretch of Route 430 in the Town of Ellery, the property sits directly across the street from Midway State Amusement Park, supporting strong drive-by exposure. Improvements include a natural gas heating system with central and baseboard components, central air conditioning, asphalt roofing, well water, and a septic tank sewer system. Built in 1992, the property totals approximately 3,648 square feet on a 2.3-acre lot.
Key Highlights
- 26 income‑generating storage units
- First‑floor commercial space with commercial kitchen infrastructure
- Updated two‑bedroom apartment with separate private entrance
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
$47,968
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
8.20%
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%
$959,360
$959.4K
Cap Rate 7%
$685,257
$685.3K
Cap Rate 9%
$532,978
$533.0K
Market Conditions
NOI Build-Up for 3,648 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
$65.7K $18.00/SF
− Vacancy
−$1.7K −$0.47/SF
EGI
$64.0K $17.53/SF
− OpEx
−$16.0K −$4.38/SF
NOI
$48.0K $13.15/SF
Area
Chautauqua County, NY
Vacancy
2.60%
Lease Rate
$18.00 /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%
$959,360
Cap Rate 7%
$685,257
Cap Rate 9%
$532,978
Alternative Uses
Best Use
Specialty Retail
$685.3K
$599.6K – $799.5K
NOI $47,968 @ 7.0% cap · market cap 8.20%
Second Best
Apartment 5plus
$394.5K
$345.2K – $460.3K
NOI $27,618 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$1.09M
$955.4K – $1.27M
NOI $76,433 @ 7.0% cap · market cap 13.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Explore this area
Business Placement
Demographics for 14712, NY
3,242
Population
2,273
Households
1.4
Avg Household Size
51
Median Age
30%
College-Educated
99%
High-School Grad
25.8 sq mi
ZIP Area
126
Density / Sq Mi
$77,423
Median Household Income
$46,767
Median Earnings
$775
Median Rent
$219,000
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?
Mixed-use property - Mixed-use property with a restaurant-ready first floor, a separate-entry apartment, and 26 income-generating storage units.
Where is this mixed-use property located?
The property is located at 4860 Route 430 Bemus Point, NY.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: 26 income‑generating storage units; First‑floor commercial space with commercial kitchen infrastructure; Updated two‑bedroom apartment with separate private entrance
