Turn-Key Bar and Restaurant
For Sale
$1,299,000
3719 Abbott Road, Orchard Park, NY 14127
Commercial investment opportunity near the new Buffalo Bills stadium.
Property Size7,340 SF
Lot Size4.00 Acres
Price / SF$176.98
Days on Market124
Property Features for 3719 Abbott Road
General Information
Standard status
Active
Size
7,340 SF
Total Parking Spaces
150
Lot size
4.00 Acres
Property subtype
Commercial
Zoning
B2
Taxes and HOA fees
Annual Taxes
$11,721
Building Details
Building Size
7,340 SF
Year Built
1955
Buildings
1
Stories
1
Listing Agency:
HUNT Real Estate Corporation
(716) 473-9000
Listed By:
Brandon Kmiotek · License #10401343054
(716) 473-9000
Source:
Wcirealty
Added: Apr 23
Changed: Aug 23
Last Checked: Aug 23 at 6:31AM
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 Real Estate Corporation
Investment Insights
Based on property information with market context.
Located at 3719 Abbott Road in Orchard Park, this commercial property presents a prime investment opportunity near the new Buffalo Bills stadium. The site spans nearly 4 acres on a highly visible corner, featuring over 300 feet of frontage on Abbott Road and approximately 275 feet on Webster Road. Dual ingress and egress points enhance accessibility. The property is minutes from the New York State Thruway, benefiting from daily traffic and event-driven exposure. The 7,340 sq ft building houses an established bar and restaurant with a full bar, commercial kitchen, two bathrooms, banquet/event space, outdoor seating, and a concrete patio. An on-site storage building is also included. Interior renovations were completed in 2021, with exterior upgrades in 2023. Parking accommodates 150+ vehicles, including RVs and coach buses, creating potential for event-based income. The expansive lot has been partially paved and recently graded. The property backs to wooded land and Smoke Creek. The development potential is significant, offering opportunities to reposition, expand, or redevelop. Additional upside includes converting the upper level into residential or short-term rental use and leveraging excess land and existing structures for additional income streams. The property is located within Phase 2 of planned rezoning tied to stadium infrastructure.
Key Highlights
- Premier location within walking distance of the new Buffalo Bills stadium, offering significant event‑driven income potential.
- High‑visibility corner site with nearly 4 acres, dual access points, and extensive frontage on Abbott and Webster Roads.
- Established, turn‑key 7,340 sq ft bar and restaurant with recent renovations (2021/2023), including a full bar, commercial kitchen, and banquet 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
$88,388
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
6.80%
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%
$1,767,760
$1.8M
Cap Rate 7%
$1,262,686
$1.3M
Cap Rate 9%
$982,089
$982.1K
Market Conditions
NOI Build-Up for 7,340 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
$132.1K $18.00/SF
− Vacancy
−$14.3K −$1.94/SF
EGI
$117.9K $16.06/SF
− OpEx
−$29.5K −$4.01/SF
NOI
$88.4K $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%
$1,767,760
Cap Rate 7%
$1,262,686
Cap Rate 9%
$982,089
Alternative Uses
Best Use
Specialty Retail
$1.26M
$1.10M – $1.47M
NOI $88,388 @ 7.0% cap · market cap 6.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.60M
$1.40M – $1.87M
NOI $112,320 @ 7.0% cap · market cap 8.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
306
Businesses Nearby
40k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 51%
Shops & Services 43%
Apparel 6%
Tim Hortons
Dining
20,174 visits/mo
0.3 miles
Mobil
Shops & Services
17,225 visits/mo
0.3 miles
REEDS Jewelers
Apparel
2,338 visits/mo
0.5 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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Similar Off Market Nearby
- O'Neill's Stadium Inn — 3864 Abbott Rd, Orchard Park, NY 14127
- Starbucks — 5622 Amanda Ln, Orchard Park, NY 14127
- Buffalo's Best Grill & Catering — 3700 Southwestern Blvd, Orchard Park, NY 14127
Frequently Asked Questions
What type of property is this?
Bar & Pub - Commercial investment opportunity near the new Buffalo Bills stadium.
Where is this bar & pub located?
The property is located at 3719 Abbott Road Orchard Park, NY.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: Premier location within walking distance of the new Buffalo Bills stadium, offering significant event‑driven income potential.; High‑visibility corner site with nearly 4 acres, dual access points, and extensive frontage on Abbott and Webster Roads.; Established, turn‑key 7,340 sq ft bar and restaurant with recent renovations (2021/2023), including a full bar, commercial kitchen, and banquet space.
