Corner Investment Property in
For Sale
$589,900
4572 Clark St, Hamburg, NY 14075
Fully tenant-occupied corner property with diversified revenue and strong cash flow.
Property Size5,828 SF
Lot Size0.25 Acres
Days on Market139
Property Features for 4572 Clark St
General Information
Standard status
Active
Size
5,828 SF
Lot size
0.25 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$12,070
Building Details
Building Size
5,828 SF
Year Built
1942
Stories
2
Units
2
Listing Agency:
(716) 570-7760
Listed By:
James G LoVallo
(716) 570-7760
Source:
Elliman
Added: Mar 24
Changed: Aug 8
Last Checked: Aug 8 at 6:16AM
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 James G LoVallo
Investment Insights
Based on property information with market context.
This commercial property is located on a high-visibility corner in Hamburg. The property is anchored by a long-term tenant, Yankee BBQ, a well-established restaurant with a lease in place through 2029 and an additional 5-year renewal option. The lease includes annual rent increases of 3% year-over-year. Above the commercial space, a 3-bedroom apartment is fully occupied, generating $1,300 per month in residential rental income. The property is located at a signalized corner with excellent traffic counts, a strong neighborhood presence, and easy access to major routes. The property is fully tenant-occupied and offers diversified revenue.
Key Highlights
- Fully tenant‑occupied commercial and residential units provide immediate income.
- Long‑term commercial tenant (Yankee BBQ) with lease in place through 2029 and a 5‑year renewal option ensures stable income.
- Prime corner location at McKinley & Clark with high visibility and strong traffic counts.
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
$33,649
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
5.70%
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%
$672,980
$673.0K
Cap Rate 7%
$480,700
$480.7K
Cap Rate 9%
$373,878
$373.9K
Market Conditions
NOI Build-Up for 5,828 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
$94.4K $16.20/SF
− Vacancy
−$33.2K −$5.70/SF
EGI
$61.2K $10.50/SF
− OpEx
−$27.5K −$4.72/SF
NOI
$33.6K $5.77/SF
Area
Erie County, NY
Vacancy
35.20%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$672,980
Cap Rate 7%
$480,700
Cap Rate 9%
$373,878
Alternative Uses
Best Use
Specialty Retail
$1.00M
$877.3K – $1.17M
NOI $70,181 @ 7.0% cap · market cap 11.90%
Second Best
Mixed Use
$782.1K
$684.3K – $912.5K
NOI $54,747 @ 7.0% cap · market cap 9.28%
Theoretical Best
Office A
$1.27M
$1.11M – $1.49M
NOI $89,182 @ 7.0% cap · market cap 15.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
107
Businesses Nearby
Explore this area
Business Placement
Demographics for 14075, NY
44,053
Population
20,164
Households
2.2
Avg Household Size
46
Median Age
38%
College-Educated
96%
High-School Grad
39.4 sq mi
ZIP Area
1,118
Density / Sq Mi
$82,083
Median Household Income
$50,934
Median Earnings
$1,129
Median Rent
$246,100
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?
Mixed-use property - Fully tenant-occupied corner property with diversified revenue and strong cash flow.
Where is this mixed-use property located?
The property is located at 4572 Clark St Hamburg, NY.
What is the asking price?
The asking price for this property is $589,900.
What are key features of this property?
This property features: Fully tenant‑occupied commercial and residential units provide immediate income.; Long‑term commercial tenant (Yankee BBQ) with lease in place through 2029 and a 5‑year renewal option ensures stable income.; Prime corner location at McKinley & Clark with high visibility and strong traffic counts.
