Mixed-Use Property with Restaurant &
For Sale
$585,000
Pending
4860 Route 430, Bemus Point, NY 14712
Mixed-use building offers a prepared restaurant space, a 2-bedroom apartment, and 26 storage units on one parcel.
Property Size3,648 SF
Days on Market515
Property Features for 4860 Route 430
General Information
Standard status
Pending
Size
3,648 SF
Additional Details
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$8,192
Building Details
Stories
2
Listing Agency:
Howard Hanna Holt - Mayville
(716) 753-7880
Listed By:
Stephen Holt · License #10311209104
(716) 269-4208
Source:
Exprealty
Added: Apr 11, 2025
Changed: Aug 20
Last Checked: Sep 6 at 10:13AM
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 Holt - Mayville
Investment Insights
Based on property information with market context.
This mixed-use property combines three distinct components under one roof and on a single parcel. The first floor was recently used as a restaurant and includes commercial kitchen infrastructure, providing a functional setup for continued food service or conversion to retail uses. The second floor features an updated, move-in-ready 2-bedroom apartment with a separate private entrance. In addition, the property includes 26 income-generating storage units, supporting an ongoing storage operation.
Located on Route 430 in the Town of Ellery, the property is described as high-visibility and is directly across the street from Midway State Amusement Park. The remarks also note ample parking on-site, which can support daily customer access for the commercial space and storage tenants.
The parcel includes additional land, offering room to expand the storage business. Overall, the configuration provides multiple income streams from commercial, residential, and storage use.
Located on Route 430 in the Town of Ellery, the property is described as high-visibility and is directly across the street from Midway State Amusement Park. The remarks also note ample parking on-site, which can support daily customer access for the commercial space and storage tenants.
The parcel includes additional land, offering room to expand the storage business. Overall, the configuration provides multiple income streams from commercial, residential, and storage use.
Key Highlights
- Mixed‑use building on Route 430 in the Town of Ellery, with commercial, residential, and storage components on one parcel
- First floor is a prepared commercial restaurant space with commercial kitchen infrastructure and ample parking
- Second floor features a modern 2‑bedroom apartment with a separate private entrance
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
$47,968
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
8.20%
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%
$959,360
$959.4K
Cap Rate 7%
$685,257
$685.3K
Cap Rate 9%
$532,978
$533.0K
Market Conditions
NOI Build-Up for 3,648 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
$65.7K $18.00/SF
− Vacancy
−$1.7K −$0.47/SF
EGI
$64.0K $17.53/SF
− OpEx
−$16.0K −$4.38/SF
NOI
$48.0K $13.15/SF
Area
Chautauqua County, NY
Vacancy
2.60%
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%
$959,360
Cap Rate 7%
$685,257
Cap Rate 9%
$532,978
Alternative Uses
Best Use
Specialty Retail
$685.3K
$599.6K – $799.5K
NOI $47,968 @ 7.0% cap · market cap 8.20%
Second Best
Warehouse
$391.4K
$342.5K – $456.6K
NOI $27,397 @ 7.0% cap · market cap 4.68%
Theoretical Best
Office A
$1.09M
$955.4K – $1.27M
NOI $76,433 @ 7.0% cap · market cap 13.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Explore this area
Business Placement
Demographics for 14712, NY
3,242
Population
2,273
Households
1.4
Avg Household Size
51
Median Age
30%
College-Educated
99%
High-School Grad
25.8 sq mi
ZIP Area
126
Density / Sq Mi
$77,423
Median Household Income
$46,767
Median Earnings
$775
Median Rent
$219,000
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use building offers a prepared restaurant space, a 2-bedroom apartment, and 26 storage units on one parcel.
Where is this mixed-use property located?
The property is located at 4860 Route 430 Bemus Point, NY.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: Mixed‑use building on Route 430 in the Town of Ellery, with commercial, residential, and storage components on one parcel; First floor is a prepared commercial restaurant space with commercial kitchen infrastructure and ample parking; Second floor features a modern 2‑bedroom apartment with a separate private entrance
