Redevelopment Opportunity on Camp
For Sale
$1,250,000
5469 Camp Road, Hamburg, NY
5,460 SF former bank branch on 2.4 acres.
Property Size5,460 SF
Price / SF$228.94
Days on Market330
Property Features for 5469 Camp Road
General Information
Standard status
Active
Size
5,460 SF
Property subtype
Retail
Building Details
Building Size
5,460 SF
Listing Agency:
Buffalo Office
(716) 852-7500
Listed By:
Benedict J. Borruso · License #30BO0466509
(716) 852-7500
Source:
Pyramidbrokerage
Added: Sep 25, 2025
Changed: Aug 8
Last Checked: Aug 20 at 4:46AM
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 Buffalo Office
Investment Insights
Based on property information with market context.
This is a prime redevelopment opportunity situated in an emerging market. The property features a freestanding 5,460 square foot former bank branch with a drive-thru. It occupies a 2.4 acre paved and lighted site located at a traffic signal. The retail site offers high visibility on heavily traveled Camp Road (Route 75), positioned just south of the New York State Thruway I-90 Exit 57. The surrounding area includes retail establishments, restaurants, hotels, and other service businesses. The location benefits from excellent demographics and traffic counts, as well as superb access to the Thruway and Expressway. Situated between a US Post Office and the New York State Thruway I-90 entrance, this site is ideal for continued use as a bank or financial services, or redevelopment for a hotel, restaurant, shopping center, retail, office, medical facility, car wash, or high volume gas/c-store.
Key Highlights
- Prime redevelopment opportunity on 2.4 acres at a traffic signal.
- Highly visible location on heavily traveled Camp Road (Route 75), near NYS Thruway I‑90 Exit 57.
- Freestanding 5,460sf former bank branch with drive‑thru.
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
$65,749
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
5.26%
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%
$1,314,980
$1.3M
Cap Rate 7%
$939,271
$939.3K
Cap Rate 9%
$730,544
$730.5K
Market Conditions
NOI Build-Up for 5,460 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
$98.3K $18.00/SF
− Vacancy
−$10.6K −$1.94/SF
EGI
$87.7K $16.06/SF
− OpEx
−$21.9K −$4.01/SF
NOI
$65.7K $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%
$1,314,980
Cap Rate 7%
$939,271
Cap Rate 9%
$730,544
Alternative Uses
Best Use
Specialty Retail
$939.3K
$821.9K – $1.10M
NOI $65,749 @ 7.0% cap · market cap 5.26%
Second Best
Retail
$701.3K
$613.7K – $818.2K
NOI $49,093 @ 7.0% cap · market cap 3.93%
Theoretical Best
Office A
$1.19M
$1.04M – $1.39M
NOI $83,551 @ 7.0% cap · market cap 6.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
260
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bank - 5,460 SF former bank branch on 2.4 acres.
Where is this bank located?
The property is located at 5469 Camp Road Hamburg, NY.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Prime redevelopment opportunity on 2.4 acres at a traffic signal.; Highly visible location on heavily traveled Camp Road (Route 75), near NYS Thruway I‑90 Exit 57.; Freestanding 5,460sf former bank branch with drive‑thru.
