Building Details

Building Size 3,680 SF

Listing Agency: Buffalo Office

Listed By: David P. Seider Show Phone

Source: Pyramidbrokerage

Added: Aug 22 Changed: Oct 9 Last Checked: Oct 16 at 5:40AM

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Investment Insights

Based on property information with market context.

This 3,680-square-foot mixed-use property combines a furnished dining-room operation with a separate residential component. The interior has been renovated, while the furniture, fixtures, equipment, and mechanical systems have been updated. A two-bedroom apartment occupies the second floor above the dining room, providing an additional component within the property.

The property is located at 6558 Lake Shore Road in Derby, NY, along the Seaway Trail. Access is supported by proximity to Route 5 and 20. Graycliff Conservancy, designed by Frank Lloyd Wright, is also nearby. The property is zoned R-IL/Residence Lakefront District.

Key Highlights

• 3,680‑square‑foot mixed‑use property at 6558 Lake Shore Road, Derby, NY
• Second‑floor 2‑bedroom apartment above the dining room
• Renovated and fully furnished interior

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$34,569

Cap Rate

7.70%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$691,380 $691.4K

Cap Rate 7%

$493,843 $493.8K

Cap Rate 9%

$384,100 $384.1K

Is this asking price fair?

Market Conditions

NOI Build-Up for 3,680 SF

Gross rent

$66.2K $18.00/SF

− Vacancy

−$10.9K −$2.97/SF

EGI

$55.3K $15.03/SF

− OpEx

−$20.7K −$5.64/SF

NOI

$34.6K $9.39/SF

Area

Erie County, NY

Vacancy

16.50%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

37.50%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$691,380

Cap Rate 7%

$493,843

Cap Rate 9%

$384,100

Alternative Uses

Best Use

Specialty Retail

$633.1K

$553.9K – $738.6K (±1% cap)

NOI $44,315 @ 7.0% cap · market cap 9.87%

Second Best

Mixed Use

$493.8K

$432.1K – $576.2K (±1% cap)

NOI $34,569 @ 7.0% cap · market cap 7.70%

Theoretical Best

Office A

$804.5K

$703.9K – $938.6K (±1% cap)

NOI $56,313 @ 7.0% cap · market cap 12.54%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

The Shore House Bar ... Bar & Pub

Suggested Use

Top Pick Real Estate Agency Law Firm Dental Office Big Box & Wholesale Store Bakery Skin Care Clinic

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

160

Businesses Nearby

Explore this area Business Placement

Demographics for 14047, NY

6,152

Population

2,707

Households

2.3

Avg Household Size

47

Median Age

19%

College-Educated

91%

High-School Grad

13.1 sq mi

ZIP Area

470

Density / Sq Mi

$76,525

Median Household Income

$45,546

Median Earnings

$964

Median Rent

$180,800

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Renovated, furnished building with updated equipment and mechanical systems, zoned R-IL/Residence Lakefront District.

Where is this mixed-use property located?

The property is located at 6558 Lake Shore Road Derby, NY.

What is the asking price?

The asking price for this property is $449,000.

What are key features of this property?

This property features: 3,680‑square‑foot mixed‑use property at 6558 Lake Shore Road, Derby, NY; Second‑floor 2‑bedroom apartment above the dining room; Renovated and fully furnished interior