Commercial Land with Existing
For Sale
$99,900
6850 Prescott Drive, Derby, NY 14047
CommercialSale, Derby, NY
Property Size1,016 SF
Lot Size0.27 Acres
Price / SF$98.33
Days on Market94
Property Features for 6850 Prescott Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GB
Zoning description
Business
Parking
6
Lot features
Irregular Lot
Elementary school district
Lake Shore (Evans-Brant)
Middle school district
Lake Shore (Evans-Brant)
High school district
Lake Shore (Evans-Brant)
Directions
South corner of Prescott Drive & Route 5 (Erie). About 1/4 mile north of Tops Plaza in Derby/Highland on the Lake. About 2 miles south of Hamburg off Route 5.
Subdivision
Evans-144489
Standard status
Active
APN
144489-192-200-0001-031-110
Size
1,016 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Annual Amount
3287
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Hot Water(Heating), Baseboard
Water source
Public
Building Details
Year built
1940
Floors in Building
2
Number of units
1
Building materials
Frame
Roof type
Asphalt
Listing Agency:
MJ Peterson Real Estate Inc.
(716) 689-7800
Listed By:
James E Knight · License #30KN0671386
(716) 998-0199
Added: Jun 3
Changed: Sep 2
Last Checked: Sep 4 at 8:06PM
MLS# B1687511
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This GB-zoned commercial parcel encompasses 0.2678 acres and includes a 1,016-square-foot frame structure built in 1940. The layout provides multiple rooms on the first floor, with office and storage areas on the second level. Asphalt roofing, baseboard heating, hot water heating, and natural gas service are documented improvements.
The property is located at 6850 Prescott Drive in Derby, New York. Public water and public sewer serve the site. The existing configuration has been associated with professional office use and also includes characteristics applicable to retail occupancy, while the parcel classification supports consideration as a commercial land asset.
The property is located at 6850 Prescott Drive in Derby, New York. Public water and public sewer serve the site. The existing configuration has been associated with professional office use and also includes characteristics applicable to retail occupancy, while the parcel classification supports consideration as a commercial land asset.
Key Highlights
- 0.2678‑acre commercial parcel in Derby, NY
- GB zoning
- 1,016 square feet of existing frame construction
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
$9,135
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
9.14%
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%
$182,700
$182.7K
Cap Rate 7%
$130,500
$130.5K
Cap Rate 9%
$101,500
$101.5K
Market Conditions
NOI Build-Up for 1,016 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
$14.6K $14.40/SF
− Vacancy
−$1.6K −$1.56/SF
EGI
$13.1K $12.84/SF
− OpEx
−$3.9K −$3.85/SF
NOI
$9.1K $8.99/SF
Area
Erie County, NY
Vacancy
10.80%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
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%
$182,700
Cap Rate 7%
$130,500
Cap Rate 9%
$101,500
Alternative Uses
Best Use
Office B
$181.9K
$159.1K – $212.2K
NOI $12,731 @ 7.0% cap · market cap 12.74%
Second Best
Retail
$130.5K
$114.2K – $152.3K
NOI $9,135 @ 7.0% cap · market cap 9.14%
Theoretical Best
Office A
$222.1K
$194.3K – $259.1K
NOI $15,547 @ 7.0% cap · market cap 15.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
258
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 Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - GB-zoned commercial parcel with a small frame structure, public water and public sewer serving the property.
Where is this commercial land located?
The property is located at 6850 Prescott Drive Derby, NY.
What is the asking price?
The asking price for this property is $99,900.
What are key features of this property?
This property features: 0.2678‑acre commercial parcel in Derby, NY; GB zoning; 1,016 square feet of existing frame construction
