Single-Story Mixed-Use
For Sale
$699,900
3405 Orchard Park Road, Orchard Park, NY 14127
Flexible ranch-style layout combines a residential residence with an adjoining office area and separate entrance.
Property Size3,569 SF
Days on Market30
Property Features for 3405 Orchard Park Road
General Information
Standard status
Active
Size
3,569 SF
Total Parking Spaces
11
Property subtype
Multi Family
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$11,726
Amenities
in-ground pool
outdoor kitchen
ADA-compatible access
Building Details
Building Size
3,569 SF
Year Built
1959
Stories
1
Listing Agency:
HUNT Commercial Real Estate Corp. of Buffalo New York
Listed By:
Nicholas Corto · License #10401306847
(716) 864-1929
Source:
Highfallssir
Added: Aug 10
Changed: Sep 6
Last Checked: Sep 8 at 9:25AM
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 Real Estate Corp. of Buffalo New York
Investment Insights
Based on property information with market context.
This single-story mixed-use property at 3405 Orchard Park Road combines a four-bedroom residence with an adjoining area configured with offices or flexible rooms, a reception area, separate entrance, and ADA-compatible access. The main residence includes multiple bathrooms, stone fireplaces, and a finished basement with a recreation room and full bar. The adjoining space supports continued residential and commercial use or potential conversion to a second living area, subject to municipal approvals.
Outdoor improvements include an in-ground pool and outdoor kitchen, with 11 parking spaces serving the property. The site is positioned along Orchard Park Road near the village and everyday amenities. Built in 1959, the property offers a side-by-side configuration with distinct interior areas and flexibility for multigenerational living, office use, or a combination of the two, subject to applicable approvals.
Outdoor improvements include an in-ground pool and outdoor kitchen, with 11 parking spaces serving the property. The site is positioned along Orchard Park Road near the village and everyday amenities. Built in 1959, the property offers a side-by-side configuration with distinct interior areas and flexibility for multigenerational living, office use, or a combination of the two, subject to applicable approvals.
Key Highlights
- Side‑by‑side configuration with a four‑bedroom main residence and adjoining office or flexible space
- Finished basement includes a recreation room and full bar
- Separate entrance, reception area, and ADA‑compatible access in adjoining space
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
$44,722
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
6.39%
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%
$894,440
$894.4K
Cap Rate 7%
$638,886
$638.9K
Cap Rate 9%
$496,911
$496.9K
Market Conditions
NOI Build-Up for 3,569 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
$72.8K $20.40/SF
− Vacancy
−$13.2K −$3.69/SF
EGI
$59.6K $16.71/SF
− OpEx
−$14.9K −$4.18/SF
NOI
$44.7K $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%
$894,440
Cap Rate 7%
$638,886
Cap Rate 9%
$496,911
Alternative Uses
Best Use
Office B
$638.9K
$559.0K – $745.4K
NOI $44,722 @ 7.0% cap · market cap 6.39%
Second Best
Mixed Use
$478.9K
$419.1K – $558.8K
NOI $33,526 @ 7.0% cap · market cap 4.79%
Theoretical Best
Office A
$780.2K
$682.7K – $910.2K
NOI $54,614 @ 7.0% cap · market cap 7.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible ranch-style layout combines a residential residence with an adjoining office area and separate entrance.
Where is this mixed-use property 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 $699,900.
What are key features of this property?
This property features: Side‑by‑side configuration with a four‑bedroom main residence and adjoining office or flexible space; Finished basement includes a recreation room and full bar; Separate entrance, reception area, and ADA‑compatible access in adjoining space
