Restaurant Property with Commercial
New
For Sale
$349,900
2195 Clinton St, West Seneca, NY 14206
Currently tenant-occupied and equipped for restaurant operations, including kitchen appliances, dining furniture, and a commercial hood system.
Property Size1,296 SF
Days on Market3
Property Features for 2195 Clinton St
General Information
Standard status
Active
Size
1,296 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$8,261
Building Details
Building Size
1,296 SF
Year Built
1958
Stories
1
Listing Agency:
MLS Nation Realty, LLC
(716) 310-3102
Listed By:
Thomas J Mazzone · License #10491213404
(716) 310-3102
Source:
Elliman
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 20 at 8:39AM
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 MLS Nation Realty, LLC
Investment Insights
Based on property information with market context.
This restaurant property was built in 1958 and occupies a 150' x 200' lot. The building is currently occupied by a tenant that has expressed interest in remaining. Included equipment and furnishings include a refrigerator, dishwasher, deep fryer, tables, and chairs. The kitchen is served by a commercial Ansul fire suppression system and hood, with cleaning performed every six months. New exhaust fans and a 5-ton furnace/A/C unit have also been installed. The roof is approximately 10 years old, and the building does not have a basement.
The property is located at 2195 Clinton St in West Seneca, at a traffic light with access to I-90 and other major roadways. Downtown Buffalo is nearby, and the site is surrounded by established communities. The lot provides substantial surface area for parking, while any expansion or additional land opportunities remain subject to buyer verification, including zoning and permitted uses.
The property is located at 2195 Clinton St in West Seneca, at a traffic light with access to I-90 and other major roadways. Downtown Buffalo is nearby, and the site is surrounded by established communities. The lot provides substantial surface area for parking, while any expansion or additional land opportunities remain subject to buyer verification, including zoning and permitted uses.
Key Highlights
- 150' x 200' lot at 2195 Clinton St, West Seneca, NY 14206
- Restaurant property built in 1958 with an existing tenant
- New 5‑ton furnace/A/C unit and roof approximately 10 years old
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
$14,860
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
4.25%
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%
$297,200
$297.2K
Cap Rate 7%
$212,286
$212.3K
Cap Rate 9%
$165,111
$165.1K
Market Conditions
NOI Build-Up for 1,296 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
$21.8K $16.80/SF
− Vacancy
−$2.0K −$1.51/SF
EGI
$19.8K $15.29/SF
− OpEx
−$5.0K −$3.82/SF
NOI
$14.9K $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%
$297,200
Cap Rate 7%
$212,286
Cap Rate 9%
$165,111
Alternative Uses
Best Use
Specialty Retail
$212.3K
$185.8K – $247.7K
NOI $14,860 @ 7.0% cap · market cap 4.25%
Second Best
Retail
$180.3K
$157.8K – $210.4K
NOI $12,624 @ 7.0% cap · market cap 3.61%
Theoretical Best
Office A
$311.7K
$272.7K – $363.6K
NOI $21,816 @ 7.0% cap · market cap 6.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
420
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14206, NY
21,706
Population
10,677
Households
2
Avg Household Size
38
Median Age
18%
College-Educated
87%
High-School Grad
5.0 sq mi
ZIP Area
4,341
Density / Sq Mi
$46,842
Median Household Income
$38,379
Median Earnings
$886
Median Rent
$111,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Friendly Chinese Buffet — 800 Harlem Rd Suite 300, Buffalo, NY 14224
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Currently tenant-occupied and equipped for restaurant operations, including kitchen appliances, dining furniture, and a commercial hood system.
Where is this conventional restaurant located?
The property is located at 2195 Clinton St West Seneca, NY.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: 150' x 200' lot at 2195 Clinton St, West Seneca, NY 14206; Restaurant property built in 1958 with an existing tenant; New 5‑ton furnace/A/C unit and roof approximately 10 years old
