Established Breakfast
For Sale
$425,000
1291 Abbott Rd, Buffalo, NY 14218
Fully equipped diner with commercial cooking, refrigeration, and food-preparation equipment in a well-maintained setting.
Property Size1,560 SF
Days on Market54
Property Features for 1291 Abbott Rd
General Information
Standard status
Active
Size
1,560 SF
Property subtype
Retail
Additional Details
Equipment Included
Yes
Building Details
Building Size
1,560 SF
Year Built
1963
Listing Agency:
HUNT Commercial
(716) 983-3202
Listed By:
Heidi Nuessle · License #10301212311
(716) 983-3202
Source:
Huntcommercial
Added: Jul 10
Changed: Aug 30
Last Checked: Sep 1 at 5:37PM
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
Investment Insights
Based on property information with market context.
This breakfast diner occupies a 1963-built property at 1291 Abbott Rd in Buffalo, near the city line. The operation includes stainless steel commercial equipment, a Star Max 4-foot flat-top grill, two deep fryers, a sandwich and salad refrigerator, an icemaker, and a six-burner commercial stove with oven.
Additional equipment includes a large walk-in cooler and walk-in freezer. Property improvements include a new facade, entrance, windows, and roof, while the dining operation is described as clean and well maintained.
Additional equipment includes a large walk-in cooler and walk-in freezer. Property improvements include a new facade, entrance, windows, and roof, while the dining operation is described as clean and well maintained.
Key Highlights
- 1963‑built diner at 1291 Abbott Rd, Buffalo, near the city line
- Stainless steel commercial equipment included
- Star Max 4‑foot flat‑top grill and 2 deep fryers
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
$17,887
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
4.21%
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%
$357,740
$357.7K
Cap Rate 7%
$255,529
$255.5K
Cap Rate 9%
$198,744
$198.7K
Market Conditions
NOI Build-Up for 1,560 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
$26.2K $16.80/SF
− Vacancy
−$2.4K −$1.51/SF
EGI
$23.8K $15.29/SF
− OpEx
−$6.0K −$3.82/SF
NOI
$17.9K $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%
$357,740
Cap Rate 7%
$255,529
Cap Rate 9%
$198,744
Alternative Uses
Best Use
Specialty Retail
$255.5K
$223.6K – $298.1K
NOI $17,887 @ 7.0% cap · market cap 4.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$375.1K
$328.3K – $437.7K
NOI $26,260 @ 7.0% cap · market cap 6.18%
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?
Breakfast & diner - Fully equipped diner with commercial cooking, refrigeration, and food-preparation equipment in a well-maintained setting.
Where is this breakfast & diner located?
The property is located at 1291 Abbott Rd Buffalo, NY.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 1963‑built diner at 1291 Abbott Rd, Buffalo, near the city line; Stainless steel commercial equipment included; Star Max 4‑foot flat‑top grill and 2 deep fryers
