Building Details

Building Size 30,000 SF

Year Built 1988

Listing Agency: HUNT Commercial

Listed By: Clarke Thrasher · License #30TH0470791 Show Phone

Source: Huntcommercial

Added: Jul 26 Changed: Sep 8 Last Checked: Sep 10 at 8:23AM

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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 stabilized property combines self storage with light industrial space and a child day care component. There are 95 cold and climate-controlled storage units, and the site also includes outside RV storage. In addition, the property features a 5,000 SF child day care building.

Two vacant light industrial spaces are also included. One building is approximately 6,000 SF with a small office area, and the other is approximately 2,000 SF; both are described as clear height, clear span structures with large overhead doors. The property is approximately 97% occupied by the storage units and includes room for expanding.

The asset fronts Olean Road with approximately 670 feet of frontage.

Key Highlights

• 1988‑built stabilized property with 95 cold and climate‑controlled storage units and 97% occupancy
• 5,000 SF child day care space included
• Outside RV storage available

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

$159,879

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

6.95%

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%

$3,197,580 $3.2M

Cap Rate 7%

$2,283,986 $2.3M

Cap Rate 9%

$1,776,433 $1.8M

Market Conditions

NOI Build-Up for 30,000 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

$201.6K $6.72/SF

− Vacancy

−$13.5K −$0.45/SF

EGI

$188.1K $6.27/SF

− OpEx

−$28.2K −$0.94/SF

NOI

$159.9K $5.33/SF

Area

Erie County, NY

Vacancy

6.70%

Lease Rate

$6.72 /SF/Yr

Expense Ratio

15.00%

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%

$3,197,580

Cap Rate 7%

$2,283,986

Cap Rate 9%

$1,776,433

Alternative Uses

Best Use

Self Storage

$4.05M

$3.54M – $4.73M (±1% cap)

NOI $283,500 @ 7.0% cap · market cap 12.33%

Second Best

Warehouse

$2.28M

$2.00M – $2.66M (±1% cap)

NOI $159,879 @ 7.0% cap · market cap 6.95%

Theoretical Best

Office A

$6.56M

$5.74M – $7.65M (±1% cap)

NOI $459,072 @ 7.0% cap · market cap 19.96%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

H & H Roofing Roofing Company Holland Self Storage Storage Facility Emerald Salon & Spa Hair Salon

Suggested Use

Top Pick Parking Lot & Garage HVAC Service Auto Parts Store Storage Facility Garden Center Big Box & Wholesale Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

38

Businesses Nearby

Explore this area Business Placement

Demographics for 14080, NY

4,109

Population

2,108

Households

1.9

Avg Household Size

46

Median Age

21%

College-Educated

93%

High-School Grad

52.5 sq mi

ZIP Area

78

Density / Sq Mi

$76,674

Median Household Income

$44,847

Median Earnings

$748

Median Rent

$255,700

Median Home Value

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this self storage facilities located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Self storage facility - Includes 95 cold and climate-controlled storage units plus outside RV storage and two vacant clear-span light industrial buildings.

Where is this self storage facility located?

The property is located at 7430 Olean Rd Holland, NY.

What is the asking price?

The asking price for this property is $2,300,000.

What are key features of this property?

This property features: 1988‑built stabilized property with 95 cold and climate‑controlled storage units and 97% occupancy; 5,000 SF child day care space included; Outside RV storage available