Freestanding Restaurant with Large
New
For Sale
$349,900
2195 Clinton Street, Buffalo, NY 14206
CommercialSale, Buffalo, NY
Property Size1,296 SF
Lot Size0.69 Acres
Price / SF$269.98
Days on Market3
Property Features for 2195 Clinton Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2S
Zoning description
Commercial
Parking
25
Lot features
Rectangular, Rectangular Lot
Elementary school district
Cheektowaga-Sloan
Middle school district
Cheektowaga-Sloan
High school district
Cheektowaga-Sloan
Subdivision
West Seneca-146800
Standard status
Active
APN
146800-123-360-0002-006-000
Size
1,296 SF
Lot size
0.69 Acres
Taxes and HOA fees
Tax Annual Amount
8261
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Building Details
Year built
1958
Floors in Building
1
Roof type
Flat
Listing Agency:
MLS Nation Realty LLC
(888) 657-4968
Listed By:
Thomas J Mazzone · License #10491213404
(716) 310-3102
Added: Aug 18
Changed: Aug 19
Last Checked: Aug 20 at 12:06PM
MLS# B1707824
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This freestanding restaurant property includes 1,296 square feet on a 0.6887-acre parcel measuring 150 feet by 200 feet. The building dates to 1958 and is equipped with forced-air natural gas heating, central air conditioning, a flat roof, and public sewer service. The property is occupied by a tenant who has expressed interest in remaining.
Restaurant equipment included in the sale consists of a refrigerator, dishwasher, deep fryer, tables, and chairs. The commercial kitchen has an Ansul fire suppression system and hood, with cleaning performed every six months, along with newer exhaust fans. The roof is approximately 10 years old, and a 5-ton furnace/A/C unit was recently installed.
The site is positioned near a traffic light with access to I-90 and major roadways. It is located minutes from Downtown Buffalo and surrounded by established communities. Zoning is C2S.
Restaurant equipment included in the sale consists of a refrigerator, dishwasher, deep fryer, tables, and chairs. The commercial kitchen has an Ansul fire suppression system and hood, with cleaning performed every six months, along with newer exhaust fans. The roof is approximately 10 years old, and a 5-ton furnace/A/C unit was recently installed.
The site is positioned near a traffic light with access to I-90 and major roadways. It is located minutes from Downtown Buffalo and surrounded by established communities. Zoning is C2S.
Key Highlights
- 1,296‑square‑foot freestanding restaurant building
- 0.6887‑acre lot measuring 150 feet by 200 feet
- C2S zoning with existing restaurant improvements
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
Industrial
$129.7K
$113.5K – $151.3K
NOI $9,078 @ 7.0% cap · market cap 2.59%
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
Lease Details
100%
Occupancy
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Yes
Commercial hood
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 Buffalo, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - C2S-zoned restaurant property with an existing commercial kitchen, tenant occupancy, and room for on-site parking.
Where is this conventional restaurant located?
The property is located at 2195 Clinton Street Buffalo, 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: 1,296‑square‑foot freestanding restaurant building; 0.6887‑acre lot measuring 150 feet by 200 feet; C2S zoning with existing restaurant improvements
