Turnkey Restaurant with Bar
For Sale
$549,000
1305 ABBOTT RD, Buffalo, NY 14218
Operational restaurant for sale with bar seating, dining booths, and a full kitchen plus outdoor patio seating.
Property Size2,060 SF
Price / SF$266.50
Days on Market479
Property Features for 1305 ABBOTT RD
General Information
Standard status
Active
Size
2,060 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$3
Amenities
Central Air, Gas
3
Membrane, Rubber
Commercial
30 Parking Spaces.
Rectangular
123X141
Rectangular.
Building Details
Year Built
1955
Listing Agency:
Howard Hanna WNY Inc.
(716) 648-7700
Listed By:
Kevin Cullen
(716) 983-0682
Source:
Xome
Added: May 13, 2025
Changed: Sep 2
Last Checked: Sep 2 at 4:26PM
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 Howard Hanna WNY Inc.
Investment Insights
Based on property information with market context.
O’ Daniel’s, operated for 35 years, is offered as a turnkey restaurant business at 1305 Abbott Rd in Buffalo, NY. The interior includes a bar with seating for over 16 patrons, four booths, and additional table seating for more than 45 patrons.
A fully operational kitchen is included with professional-grade equipment, two freezers, and a walk-in cooler. The property also features a full outdoor patio with additional seating for over 26 patrons.
Parking is available for over 30 vehicles, and the parking lot was recently paved. Recent updates noted include furnace, A/C, H/W/T, and compressors, along with other improvements.
A fully operational kitchen is included with professional-grade equipment, two freezers, and a walk-in cooler. The property also features a full outdoor patio with additional seating for over 26 patrons.
Parking is available for over 30 vehicles, and the parking lot was recently paved. Recent updates noted include furnace, A/C, H/W/T, and compressors, along with other improvements.
Key Highlights
- Operational restaurant layout with bar seating for 16+ patrons, 4 booths, and table seating for 45+ patrons
- Outdoor patio with additional seating for 26+ patrons
- Fully operational kitchen with professional‑grade equipment, plus two freezers and a walk‑in cooler
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
$23,620
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
4.30%
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%
$472,400
$472.4K
Cap Rate 7%
$337,429
$337.4K
Cap Rate 9%
$262,444
$262.4K
Market Conditions
NOI Build-Up for 2,060 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
$34.6K $16.80/SF
− Vacancy
−$3.1K −$1.51/SF
EGI
$31.5K $15.29/SF
− OpEx
−$7.9K −$3.82/SF
NOI
$23.6K $11.47/SF
Area
Buffalo, NY
Vacancy
9.00%
Lease Rate
$16.80 /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%
$472,400
Cap Rate 7%
$337,429
Cap Rate 9%
$262,444
Alternative Uses
Best Use
Specialty Retail
$337.4K
$295.3K – $393.7K
NOI $23,620 @ 7.0% cap · market cap 4.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$495.4K
$433.5K – $578.0K
NOI $34,677 @ 7.0% cap · market cap 6.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
423
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14218, NY
20,878
Population
9,478
Households
2.2
Avg Household Size
38
Median Age
21%
College-Educated
88%
High-School Grad
8.1 sq mi
ZIP Area
2,578
Density / Sq Mi
$50,484
Median Household Income
$36,457
Median Earnings
$829
Median Rent
$135,000
Median Home Value
Market
Vacancy Rate% for Retail in Buffalo, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Operational restaurant for sale with bar seating, dining booths, and a full kitchen plus outdoor patio seating.
Where is this conventional restaurant located?
The property is located at 1305 ABBOTT RD Buffalo, NY.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Operational restaurant layout with bar seating for 16+ patrons, 4 booths, and table seating for 45+ patrons; Outdoor patio with additional seating for 26+ patrons; Fully operational kitchen with professional‑grade equipment, plus two freezers and a walk‑in cooler
