Gas Station and Convenience
For Sale
$349,900
Pending
3586 Beebe Rd, Newfane, NY 14108
Configured for fuel sales, convenience retail, food service, and ice cream operations.
Property Size2,382 SF
Days on Market57
Property Features for 3586 Beebe Rd
General Information
Standard status
Pending
Size
2,382 SF
Taxes and HOA fees
Annual Taxes
$5,962
Listing Agency:
Howard Hanna WNY Inc.
(716) 471-6471
Listed By:
Robert N Robinson Jr · License #10401299952
(716) 471-6471
Source:
Exprealty
Added: Jul 7
Changed: Aug 30
Last Checked: Aug 31 at 6:36PM
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 Howard Hanna WNY Inc.
Investment Insights
Based on property information with market context.
This 2-acre corner property on Beebe Rd combines a convenience store and fuel station with a food-service component. The building is arranged for full-service restaurant operations and includes table, booth, and counter seating, along with a patio and a walk-up service window for food and ice cream orders.
The sale includes the operating equipment, furniture, appliances, and small wares. A new compressor serves the walk-in cooler, and natural gas is available for hookup. The property is located at 3586 Beebe Rd in Newfane, NY.
The sale includes the operating equipment, furniture, appliances, and small wares. A new compressor serves the walk-in cooler, and natural gas is available for hookup. The property is located at 3586 Beebe Rd in Newfane, NY.
Key Highlights
- 2‑acre corner property on Beebe Rd
- Convenience store and fuel station setup
- Full‑service restaurant with table, booth, and counter seating
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
$26,202
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
7.49%
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%
$524,040
$524.0K
Cap Rate 7%
$374,314
$374.3K
Cap Rate 9%
$291,133
$291.1K
Market Conditions
NOI Build-Up for 2,382 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
$42.9K $18.00/SF
− Vacancy
−$5.4K −$2.29/SF
EGI
$37.4K $15.71/SF
− OpEx
−$11.2K −$4.71/SF
NOI
$26.2K $11.00/SF
Area
Niagara County, NY
Vacancy
12.70%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$524,040
Cap Rate 7%
$374,314
Cap Rate 9%
$291,133
Alternative Uses
Best Use
Industrial
$1.67M
$1.46M – $1.94M
NOI $116,676 @ 7.0% cap · market cap 33.35%
Second Best
Retail
$374.3K
$327.5K – $436.7K
NOI $26,202 @ 7.0% cap · market cap 7.49%
Theoretical Best
Warehouse
$2.02M
$1.77M – $2.36M
NOI $141,678 @ 7.0% cap · market cap 40.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 14108, NY
5,654
Population
2,354
Households
2.4
Avg Household Size
47
Median Age
27%
College-Educated
92%
High-School Grad
24.8 sq mi
ZIP Area
228
Density / Sq Mi
$72,977
Median Household Income
$46,936
Median Earnings
$853
Median Rent
$146,100
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?
Gas station - Configured for fuel sales, convenience retail, food service, and ice cream operations.
Where is this gas station located?
The property is located at 3586 Beebe Rd Newfane, 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: 2‑acre corner property on Beebe Rd; Convenience store and fuel station setup; Full‑service restaurant with table, booth, and counter seating
