Turnkey Bar and
For Sale
Contact for pricing
3719 Abbott Rd, Orchard Park, NY 14127
Established bar/restaurant building on a highly visible corner lot with outdoor seating and 55+ car parking.
Property Size7,340 SF
Lot Size4.00 Acres
Price / SF$258.86
Days on Market836
Property Features for 3719 Abbott Rd
General Information
Standard status
Active
Size
7,340 SF
Lot size
4.00 Acres
Property subtype
RETAIL
Additional Details
Road Access
Yes
Amenities
banquet area
outdoor seating
patio
on-site storage building
Listing Agency:
Hunt Commercial - Buffalo
(716) 854-5943
Listed By:
Heidi Nuessle · License #10301212311
(716) 983-3202
Source:
Moodyscre
Added: May 23, 2024
Changed: Aug 23
Last Checked: Sep 4 at 4:12AM
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 Hunt Commercial - Buffalo
Investment Insights
Based on property information with market context.
This property combines a development-ready land parcel with an established, turn-key bar/restaurant. The building totals 7,340 square feet and includes a bar, kitchen, two bathrooms, a banquet area, and outdoor seating supported by a patio. An on-site storage building is also included, providing additional space for operations.
Set on a highly visible corner, the lot offers over 300 feet of frontage on Abbott Rd and approximately 275 feet of frontage on Webster Rd. The site is described as being within walking distance of the new billion-dollar Buffalo Bills stadium, placing it among the planned activity around that major project.
On-site parking accommodates 55+ cars, supporting customer traffic for the existing concept as well as future development possibilities tied to the surrounding stadium area.
Set on a highly visible corner, the lot offers over 300 feet of frontage on Abbott Rd and approximately 275 feet of frontage on Webster Rd. The site is described as being within walking distance of the new billion-dollar Buffalo Bills stadium, placing it among the planned activity around that major project.
On-site parking accommodates 55+ cars, supporting customer traffic for the existing concept as well as future development possibilities tied to the surrounding stadium area.
Key Highlights
- 4‑acre development site with highly visible corner lot frontage on Abbott Rd (300+ ft) and Webster Rd (approx. 275 ft).
- 7,340 sq.ft. established bar/restaurant building currently in use.
- Restaurant features include a bar, kitchen, 2 baths, banquet area, and outdoor seating/patio.
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
$88,388
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
4.65%
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%
$1,767,760
$1.8M
Cap Rate 7%
$1,262,686
$1.3M
Cap Rate 9%
$982,089
$982.1K
Market Conditions
NOI Build-Up for 7,340 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
$132.1K $18.00/SF
− Vacancy
−$14.3K −$1.94/SF
EGI
$117.9K $16.06/SF
− OpEx
−$29.5K −$4.01/SF
NOI
$88.4K $12.04/SF
Area
Erie County, NY
Vacancy
10.80%
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%
$1,767,760
Cap Rate 7%
$1,262,686
Cap Rate 9%
$982,089
Alternative Uses
Best Use
Specialty Retail
$1.26M
$1.10M – $1.47M
NOI $88,388 @ 7.0% cap · market cap 4.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.60M
$1.40M – $1.87M
NOI $112,320 @ 7.0% cap · market cap 5.91%
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
306
Businesses Nearby
40k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 51%
Shops & Services 43%
Apparel 6%
Tim Hortons
Dining
20,174 visits/mo
0.3 miles
Mobil
Shops & Services
17,225 visits/mo
0.3 miles
REEDS Jewelers
Apparel
2,338 visits/mo
0.5 miles
Demographics for 14127, NY
30,565
Population
13,412
Households
2.3
Avg Household Size
46
Median Age
53%
College-Educated
98%
High-School Grad
40.7 sq mi
ZIP Area
751
Density / Sq Mi
$106,071
Median Household Income
$59,902
Median Earnings
$1,196
Median Rent
$328,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- O'Neill's Stadium Inn — 3864 Abbott Rd, Orchard Park, NY 14127
- Buffalo's Best Grill & Catering — 3700 Southwestern Blvd, Orchard Park, NY 14127
- Starbucks — 5622 Amanda Ln, Orchard Park, NY 14127
Frequently Asked Questions
What type of property is this?
Bar & Pub - Established bar/restaurant building on a highly visible corner lot with outdoor seating and 55+ car parking.
Where is this bar & pub located?
The property is located at 3719 Abbott Rd Orchard Park, NY.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: 4‑acre development site with highly visible corner lot frontage on Abbott Rd (300+ ft) and Webster Rd (approx. 275 ft).; 7,340 sq.ft. established bar/restaurant building currently in use.; Restaurant features include a bar, kitchen, 2 baths, banquet area, and outdoor seating/patio.
