Turnkey Restaurant with
For Sale
Contact for pricing
4572 Clark St, Hamburg, NY 14075
Restaurant with basement and apartment for sale.
Property Size2,600 SF
Price / SF$211.50
Days on Market1561
Property Features for 4572 Clark St
General Information
Standard status
Active
Size
2,600 SF
Total Parking Spaces
65
Property subtype
Retail
Zoning
Commercial
Occupancy
100%
Lease Type
Gross
Building Details
Year Renovated
2025
Buildings
1
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
LoVallo Real Estate
Listed By:
James LoVallo · License #NY 49LO1176666
Source:
Crexi
Added: May 13, 2022
Changed: Aug 14
Last Checked: Aug 19 at 10:33PM
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 LoVallo Real Estate
Investment Insights
Based on property information with market context.
This property features a 2,600 square foot turnkey restaurant with a bar. The restaurant includes a basement that provides storage, a cooler, a freezer, a prep area, and an office. Additionally, the property includes a three-bedroom apartment on the second floor, which is currently rented for $1,300 per month. The property is offered for sale.
Key Highlights
- Turnkey Restaurant: Ready for immediate operation.
- Substantial 2600 sq. ft. Restaurant with Bar.
- Basement with Storage, Cooler, Freezer, Prep Area & Office.
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
$31,309
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
5.69%
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%
$626,180
$626.2K
Cap Rate 7%
$447,271
$447.3K
Cap Rate 9%
$347,878
$347.9K
Market Conditions
NOI Build-Up for 2,600 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
$46.8K $18.00/SF
− Vacancy
−$5.1K −$1.94/SF
EGI
$41.7K $16.06/SF
− OpEx
−$10.4K −$4.01/SF
NOI
$31.3K $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%
$626,180
Cap Rate 7%
$447,271
Cap Rate 9%
$347,878
Alternative Uses
Best Use
Specialty Retail
$447.3K
$391.4K – $521.8K
NOI $31,309 @ 7.0% cap · market cap 5.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$568.4K
$497.3K – $663.1K
NOI $39,786 @ 7.0% cap · market cap 7.24%
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
Under-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restaurant with basement and apartment for sale.
Where is this conventional restaurant located?
The property is located at 4572 Clark St Hamburg, NY.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Turnkey Restaurant: Ready for immediate operation.; Substantial 2600 sq. ft. Restaurant with Bar.; Basement with Storage, Cooler, Freezer, Prep Area & Office.
