Live-Work Building with Separate Office
For Sale
$789,900
3405 Orchard Park Road, Orchard Park, NY 14127
Single-story live-work property combines ADA-compatible office space with a 4-bedroom residence and 11 on-site parking spaces.
Property Size3,662 SF
Days on Market36
Property Features for 3405 Orchard Park Road
General Information
Standard status
Active
Size
3,662 SF
Class
A
Property subtype
Residential
Building Details
Building Size
3,662 SF
Year Built
1959
Listing Agency:
HUNT Commercial
(716) 310-0847
Listed By:
Clarke Thrasher · License #30TH0470791
(716) 310-0847
Source:
Huntcommercial
Added: Jul 3
Changed: Aug 7
Last Checked: Aug 7 at 2:29AM
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 HUNT Commercial
Investment Insights
Based on property information with market context.
This single-story building features a decorative brick facade and 11 asphalt-striped parking spaces. The property is set up as a true live-work arrangement, with a residence portion and a separate office portion. The residential component offers 2,200 square feet and includes four bedrooms, stone fireplaces, and a finished basement with a bar. Outdoors, the home has a pool and an outdoor kitchen.
The office portion totals 1,000 square feet and is designed for client access and day-to-day operations, with a separate entrance and ADA compatibility. Inside, it includes a reception area plus two offices or exam rooms.
For buyers seeking flexibility, the layout supports operating a small professional practice while living on-site, using the office’s independent entry for appointments and client traffic. The off-street parking count provides convenient access for visitors and daily use. As presented, the property offers both a comfortable, finished home environment and a separate, office-ready space suited to medical or professional services requiring reception and private rooms.
The office portion totals 1,000 square feet and is designed for client access and day-to-day operations, with a separate entrance and ADA compatibility. Inside, it includes a reception area plus two offices or exam rooms.
For buyers seeking flexibility, the layout supports operating a small professional practice while living on-site, using the office’s independent entry for appointments and client traffic. The off-street parking count provides convenient access for visitors and daily use. As presented, the property offers both a comfortable, finished home environment and a separate, office-ready space suited to medical or professional services requiring reception and private rooms.
Key Highlights
- Single‑story live‑work building with separate ADA‑compatible office space and a residence on N. Buffalo Road in Orchard Park's town/village line
- Residence features 2,200 SF with 4 bedrooms, stone fireplaces, and a finished basement with a bar
- Office provides 1,000 SF with a separate entrance, ADA compatible access, 2 offices or exam rooms, and a reception area
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
$45,887
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
5.81%
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%
$917,740
$917.7K
Cap Rate 7%
$655,529
$655.5K
Cap Rate 9%
$509,856
$509.9K
Market Conditions
NOI Build-Up for 3,662 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
$74.7K $20.40/SF
− Vacancy
−$13.5K −$3.69/SF
EGI
$61.2K $16.71/SF
− OpEx
−$15.3K −$4.18/SF
NOI
$45.9K $12.53/SF
Area
Erie County, NY
Vacancy
18.10%
Lease Rate
$20.40 /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%
$917,740
Cap Rate 7%
$655,529
Cap Rate 9%
$509,856
Alternative Uses
Best Use
Office B
$655.5K
$573.6K – $764.8K
NOI $45,887 @ 7.0% cap · market cap 5.81%
Second Best
Healthcare Medical
$504.0K
$441.0K – $588.0K
NOI $35,278 @ 7.0% cap · market cap 4.47%
Theoretical Best
Office A
$800.5K
$700.5K – $934.0K
NOI $56,037 @ 7.0% cap · market cap 7.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
443
Businesses Nearby
Explore this area
Business Placement
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Live-work space - Single-story live-work property combines ADA-compatible office space with a 4-bedroom residence and 11 on-site parking spaces.
Where is this live-work space located?
The property is located at 3405 Orchard Park Road Orchard Park, NY.
What is the asking price?
The asking price for this property is $789,900.
What are key features of this property?
This property features: Single‑story live‑work building with separate ADA‑compatible office space and a residence on N. Buffalo Road in Orchard Park's town/village line; Residence features 2,200 SF with 4 bedrooms, stone fireplaces, and a finished basement with a bar; Office provides 1,000 SF with a separate entrance, ADA compatible access, 2 offices or exam rooms, and a reception area
