Orchard Park Commercial Property
For Sale
$890,000
3290 California Rd, Orchard Park, NY 14127
High-visibility commercial property near Highmark Stadium with redevelopment potential.
Property Size5,760 SF
Lot Size1.46 Acres
Price / SF$154.51
Days on Market107
Property Features for 3290 California Rd
General Information
Standard status
Active
Size
5,760 SF
Lot size
1.46 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$14,149
Building Details
Building Size
5,760 SF
Year Built
1973
Stories
3
Units
1
Listing Agency:
WNY Metro Roberts Realty
(716) 348-2058
Listed By:
Michael P Kearns · License #10301215173
(716) 348-2058
Source:
Elliman
Added: May 14
Changed: Aug 23
Last Checked: Aug 26 at 8:18AM
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 WNY Metro Roberts Realty
Investment Insights
Based on property information with market context.
Located in Orchard Park, the commercial property at 3290 California Rd / 3365 Abbott Rd offers a 5,760 sq. ft. building on 1.46 acres. The three-level building is currently configured for hospitality use. The main level features a dining room, a horseshoe bar, a full kitchen, a server station, and two lavatories. Sliding doors from the bar lead to a composite deck. The upper level includes two banquet areas, two additional lavatories, and an office. The lower level features a second kitchen, a walk-in cooler, storage, and a large open area previously used as a banquet hall. The property presents potential for adaptive reuse or redevelopment into professional office space, medical offices, mixed-use commercial, or a boutique hospitality concept, subject to approvals. The expansive lot provides on-site parking. The property has access to Route 219, Route 5, and I-90 exits.
Key Highlights
- High‑visibility commercial property on 1.46 acres near Highmark Stadium.
- Fully equipped, turnkey restaurant infrastructure with indoor and outdoor dining.**
- Exceptional flexibility for future redevelopment into office, medical, mixed‑use, or hospitality.
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
$69,362
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
7.79%
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%
$1,387,240
$1.4M
Cap Rate 7%
$990,886
$990.9K
Cap Rate 9%
$770,689
$770.7K
Market Conditions
NOI Build-Up for 5,760 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
$103.7K $18.00/SF
− Vacancy
−$11.2K −$1.94/SF
EGI
$92.5K $16.06/SF
− OpEx
−$23.1K −$4.01/SF
NOI
$69.4K $12.04/SF
Area
Erie County, NY
Vacancy
10.80%
Lease Rate
$18.00 /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%
$1,387,240
Cap Rate 7%
$990,886
Cap Rate 9%
$770,689
Alternative Uses
Best Use
Specialty Retail
$990.9K
$867.0K – $1.16M
NOI $69,362 @ 7.0% cap · market cap 7.79%
Second Best
Hotel Hospitality
$214.9K
$188.0K – $250.7K
NOI $15,042 @ 7.0% cap · market cap 1.69%
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $88,142 @ 7.0% cap · market cap 9.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
249
Businesses Nearby
257k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 51%
Dining 19%
Leisure 17%
Home Improvements & Furnishings 12%
Kohl's
Apparel
71,528 visits/mo
0.4 miles
DICK'S Sporting Goods
Apparel
56,403 visits/mo
0.3 miles
Regal Quaker Crossing
Leisure
44,331 visits/mo
0.3 miles
HomeGoods
Home Improvements & Furnishings
29,790 visits/mo
0.4 miles
Red Robin Gourmet Burgers
Dining
27,983 visits/mo
0.4 miles
Demographics for 14127, NY
30,565
Population
13,412
Households
2.3
Avg Household Size
46
Median Age
53%
College-Educated
98%
High-School Grad
40.7 sq mi
ZIP Area
751
Density / Sq Mi
$106,071
Median Household Income
$59,902
Median Earnings
$1,196
Median Rent
$328,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - High-visibility commercial property near Highmark Stadium with redevelopment potential.
Where is this hotel located?
The property is located at 3290 California Rd Orchard Park, NY.
What is the asking price?
The asking price for this property is $890,000.
What are key features of this property?
This property features: High‑visibility commercial property on 1.46 acres near Highmark Stadium.; Fully equipped, turnkey restaurant infrastructure with indoor and outdoor dining.**; Exceptional flexibility for future redevelopment into office, medical, mixed‑use, or hospitality.
