Restaurant Building with Composite
For Sale
$890,000
3290 California Road, Orchard Park, NY 14127
COMMERCIAL - Orchard Park, NY
Property Size5,760 SF
Lot Size1.46 Acres
Price / SF$154.51
Days on Market108
Property Features for 3290 California Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B2
Zoning description
Business
Rooms
Basement
Parking
50
Parking features
Paved or Surfaced
Subdivision
Buffalo Crk Reservation
Lot features
Irregular Lot
Elementary school district
Orchard Park
Middle school district
Orchard Park
High school district
Orchard Park
Directions
Abbott Rd between Milestrip and Lake Avenue
Standard status
Active
APN
146089-151-160-0006-016-110
Size
5,760 SF
Lot size
1.46 Acres
Taxes and HOA fees
Tax Annual Amount
14149
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Forced Air
Cooling system
Central Air
Building Details
Year built
1973
Floors in Building
3
Number of units
1
Flooring type
Carpet, Linoleum, Vinyl
Building materials
Frame
Roof type
Shingle, Asphalt
Listing Agency:
WNY Metro Roberts Realty
(716) 646-6400
Listed By:
Michael P Kearns · License #10301215173
(716) 348-2058
Added: May 1
Changed: Aug 12
Last Checked: Aug 16 at 4:06PM
MLS# B1678177
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.
Three-level restaurant building totaling 5,760 SF on a 1.46-acre lot, configured for hospitality use. The main level includes a dining room, horseshoe bar with sliding doors to a newer expansive composite deck, a full kitchen, a server station, and two lavatories. The upper level features two banquet areas, two additional lavatories, and an office. The lower level includes a second kitchen, walk-in cooler, storage, and a large open area previously used as a banquet hall.
Zoned B2, the property includes a frame building with central air and natural gas forced-air heat. Parking is paved or surfaced, and the property is connected to public sewer. It is described as high-visibility along Abbott Road with convenient access to Route 219, Route 5, and nearby I-90 exits.
Built in 1973, the site is presented as a strong fit for continued restaurant operations, with additional flexibility for adaptive reuse or redevelopment subject to approvals.
Zoned B2, the property includes a frame building with central air and natural gas forced-air heat. Parking is paved or surfaced, and the property is connected to public sewer. It is described as high-visibility along Abbott Road with convenient access to Route 219, Route 5, and nearby I-90 exits.
Built in 1973, the site is presented as a strong fit for continued restaurant operations, with additional flexibility for adaptive reuse or redevelopment subject to approvals.
Key Highlights
- Three‑level restaurant building configured for hospitality use, totaling 5,760 SF
- Newer expansive composite deck accessed from sliding doors off the horseshoe bar
- 1.46‑acre lot zoned B2 with paved or surfaced on‑site parking
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
—
—
no second resolved use
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
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
249
Businesses Nearby
257k
Monthly Visits Nearby
Under-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Three-level, fully equipped restaurant building on 1.46 acres zoned B2 with central air, natural gas heat, and paved parking.
Where is this conventional restaurant located?
The property is located at 3290 California Road 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: Three‑level restaurant building configured for hospitality use, totaling 5,760 SF; Newer expansive composite deck accessed from sliding doors off the horseshoe bar; 1.46‑acre lot zoned B2 with paved or surfaced on‑site parking
