13-Room Motel with Ranch
For Sale
$899,900
1650 ORCHARD PARK RD, Buffalo, NY 14224
Established hospitality property includes on-site parking and a separate ranch house.
Property Size5,822 SF
Lot Size8.00 Acres
Price / SF$154.57
Days on Market274
Property Features for 1650 ORCHARD PARK RD
General Information
Standard status
Active
Size
5,822 SF
Lot size
8.00 Acres
Property subtype
General Commercial
Additional Details
Business Included
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$23,602
Amenities
Gas
Other
Metal, Asphalt
c
20 Parking Spaces. On Site.
Irregular
443X920
Irregular.
Building Details
Year Built
1950
Listing Agency:
Howard Hanna WNY Inc.
(716) 207-0657
Listed By:
John Clapp
(716) 207-0657
Source:
Xome
Added: Nov 30, 2025
Changed: Aug 29
Last Checked: Aug 30 at 1:34PM
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.
Built in 1950, this hospitality property includes a 13-room motel, a ranch house, and approximately 8 acres. The buildings are described as being in solid condition, with a metal roof on the house and an approximately three-year-old architectural shingle roof covering the motel. The property contains 5822 SF and provides 20 on-site parking spaces.
A sewer connection is located next door. The property sits across from the Wesleyan church and beside the YMCA and Shriners. The new Bills stadium is approximately a 10-minute drive away. The sizable parcel and existing improvements support continued motel operations while also offering consideration for other commercial uses identified in the property information, including retail, restaurant, and storage concepts.
A sewer connection is located next door. The property sits across from the Wesleyan church and beside the YMCA and Shriners. The new Bills stadium is approximately a 10-minute drive away. The sizable parcel and existing improvements support continued motel operations while also offering consideration for other commercial uses identified in the property information, including retail, restaurant, and storage concepts.
Key Highlights
- 13‑room motel with ranch house on approximately 8 acres
- 5822 SF property with 20 Parking Spaces. On Site.
- Motel roof is approximately 3 years old and uses architectural shingles
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
$43,805
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
4.87%
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%
$876,100
$876.1K
Cap Rate 7%
$625,786
$625.8K
Cap Rate 9%
$486,722
$486.7K
Market Conditions
NOI Build-Up for 5,822 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
$104.8K $18.00/SF
− Vacancy
−$12.6K −$2.16/SF
EGI
$92.2K $15.84/SF
− OpEx
−$48.4K −$8.32/SF
NOI
$43.8K $7.52/SF
Area
Buffalo, NY
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$876,100
Cap Rate 7%
$625,786
Cap Rate 9%
$486,722
Alternative Uses
Best Use
Hotel Hospitality
$625.8K
$547.6K – $730.1K
NOI $43,805 @ 7.0% cap · market cap 4.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.40M
$1.23M – $1.63M
NOI $98,005 @ 7.0% cap · market cap 10.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
362
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14224, NY
40,736
Population
19,286
Households
2.1
Avg Household Size
46
Median Age
33%
College-Educated
95%
High-School Grad
20.2 sq mi
ZIP Area
2,017
Density / Sq Mi
$76,250
Median Household Income
$49,824
Median Earnings
$1,077
Median Rent
$219,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Motel - Established hospitality property includes on-site parking and a separate ranch house.
Where is this motel located?
The property is located at 1650 ORCHARD PARK RD Buffalo, NY.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: 13‑room motel with ranch house on approximately 8 acres; 5822 SF property with 20 Parking Spaces. On Site.; Motel roof is approximately 3 years old and uses architectural shingles
