Commercial Office Property with
For Sale
$425,000
158 Lake Street, Hamburg, NY 14075
Commercially zoned property in Hamburg’s business district with office improvements, multiple finished rooms, and additional land for parking.
Property Size2,773 SF
Lot Size0.54 Acres
Days on Market134
Property Features for 158 Lake Street
General Information
Standard status
Active
Size
2,773 SF
Total Parking Spaces
10
Lot size
0.54 Acres
Property subtype
Commercial
Zoning
Commercial, Commercial
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$13,968
Building Details
Building Size
2,773 SF
Year Built
1909
Buildings
1
Stories
3
Listing Agency:
Howard Hanna WNY Inc.
(716) 983-0682
Listed By:
Kevin G Cullen
(716) 983-0682
Source:
Homeprocny
Added: Apr 3
Changed: Aug 10
Last Checked: Aug 13 at 1:12PM
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.
This commercially zoned office property occupies a two-story building with a finished third-floor game room, a dedicated library/office featuring built-in bookshelves and a fireplace, formal dining space, living room with a gas fireplace, and an eat-in kitchen. The layout also includes 5 bedrooms, 3 full baths, a full basement, and a covered patio. Recent updates include the heating and A/C system. A detached 2.5-car garage provides additional utility, while the existing residential-style configuration offers potential for office or retail conversion as described in the property information.
Located on Lake Street in the Village of Hamburg business district, the property sits on a 71' x 330' lot and is identified with Commercial zoning. The parcel provides room for additional parking, subject to applicable requirements. Built in 1909, the property combines substantial interior space with a detached garage and a deep lot.
Located on Lake Street in the Village of Hamburg business district, the property sits on a 71' x 330' lot and is identified with Commercial zoning. The parcel provides room for additional parking, subject to applicable requirements. Built in 1909, the property combines substantial interior space with a detached garage and a deep lot.
Key Highlights
- Commercial zoning in the Village of Hamburg business district
- 5‑bedroom, 3‑full‑bath building with a finished third‑floor game room
- Dedicated library/office with built‑in bookshelves and fireplace
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
$34,748
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
8.18%
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%
$694,960
$695.0K
Cap Rate 7%
$496,400
$496.4K
Cap Rate 9%
$386,089
$386.1K
Market Conditions
NOI Build-Up for 2,773 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
$56.6K $20.40/SF
− Vacancy
−$10.2K −$3.69/SF
EGI
$46.3K $16.71/SF
− OpEx
−$11.6K −$4.18/SF
NOI
$34.7K $12.53/SF
Area
Erie County, NY
Vacancy
18.10%
Lease Rate
$20.40 /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%
$694,960
Cap Rate 7%
$496,400
Cap Rate 9%
$386,089
Alternative Uses
Best Use
Office B
$496.4K
$434.4K – $579.1K
NOI $34,748 @ 7.0% cap · market cap 8.18%
Second Best
Retail
$356.2K
$311.7K – $415.6K
NOI $24,933 @ 7.0% cap · market cap 5.87%
Theoretical Best
Office A
$606.2K
$530.4K – $707.2K
NOI $42,434 @ 7.0% cap · market cap 9.98%
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
831
Businesses Nearby
Explore this area
Business Placement
Demographics for 14075, NY
44,053
Population
20,164
Households
2.2
Avg Household Size
46
Median Age
38%
College-Educated
96%
High-School Grad
39.4 sq mi
ZIP Area
1,118
Density / Sq Mi
$82,083
Median Household Income
$50,934
Median Earnings
$1,129
Median Rent
$246,100
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Commercially zoned property in Hamburg’s business district with office improvements, multiple finished rooms, and additional land for parking.
Where is this office units located?
The property is located at 158 Lake Street Hamburg, 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: Commercial zoning in the Village of Hamburg business district; 5‑bedroom, 3‑full‑bath building with a finished third‑floor game room; Dedicated library/office with built‑in bookshelves and fireplace
