Restaurant Property with Redevelopment
New
For Sale
$229,000
69 Grand Island Boulevard, Tonawanda, NY 14150
Commercial property with restaurant potential and flexibility for future retail, office, or other commercial development.
Property Size1,408 SF
Price / SF$162.64
Days on Market5
Property Features for 69 Grand Island Boulevard
General Information
Standard status
Active
Size
1,408 SF
Building Details
Year Built
1900
Listing Agency:
Buffalo First Realty Group Inc
(716) 465-1361
Listed By:
Raymond A Smith, Kenneth A Smith · License #10301219900
Source:
Michael.symphonyofhomes
Added: Aug 16
Changed: Aug 17
Last Checked: Aug 20 at 9:26AM
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 First Realty Group Inc
Investment Insights
Based on property information with market context.
Located at 69 Grand Island Boulevard in Tonawanda, this conventional restaurant property offers an existing commercial site with restaurant potential. The property dates to 1900 and is positioned within an established commercial area.
The site may also support redevelopment for retail, office, or other commercial uses, according to the stated property possibilities. Its location on Grand Island Boulevard provides a defined commercial address for an owner, restaurateur, or developer evaluating future use options.
The site may also support redevelopment for retail, office, or other commercial uses, according to the stated property possibilities. Its location on Grand Island Boulevard provides a defined commercial address for an owner, restaurateur, or developer evaluating future use options.
Key Highlights
- Restaurant property at 69 Grand Island Boulevard, Tonawanda, NY 14150
- Built in 1900
- Restaurant use identified as a potential future direction
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
$16,955
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
7.40%
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%
$339,100
$339.1K
Cap Rate 7%
$242,214
$242.2K
Cap Rate 9%
$188,389
$188.4K
Market Conditions
NOI Build-Up for 1,408 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
$25.3K $18.00/SF
− Vacancy
−$2.7K −$1.94/SF
EGI
$22.6K $16.06/SF
− OpEx
−$5.7K −$4.01/SF
NOI
$17.0K $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%
$339,100
Cap Rate 7%
$242,214
Cap Rate 9%
$188,389
Alternative Uses
Best Use
Specialty Retail
$242.2K
$211.9K – $282.6K
NOI $16,955 @ 7.0% cap · market cap 7.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$307.8K
$269.3K – $359.1K
NOI $21,546 @ 7.0% cap · market cap 9.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
349
Businesses Nearby
12k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 86%
Home Improvements & Furnishings 12%
Hotels & Casinos 2%
7-Eleven
Shops & Services
4,489 visits/mo
0.1 miles
Valero Energy
Shops & Services
3,815 visits/mo
0.4 miles
Johnstone Supply
Home Improvements & Furnishings
1,445 visits/mo
0.2 miles
U-Haul
Shops & Services
1,339 visits/mo
0.4 miles
Camp Bow Wow
Shops & Services
786 visits/mo
0.4 miles
Demographics for 14150, NY
41,161
Population
20,152
Households
2
Avg Household Size
43
Median Age
32%
College-Educated
95%
High-School Grad
14.9 sq mi
ZIP Area
2,762
Density / Sq Mi
$70,294
Median Household Income
$46,867
Median Earnings
$1,094
Median Rent
$181,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Commercial property with restaurant potential and flexibility for future retail, office, or other commercial development.
Where is this conventional restaurant located?
The property is located at 69 Grand Island Boulevard Tonawanda, NY.
What is the asking price?
The asking price for this property is $229,000.
What are key features of this property?
This property features: Restaurant property at 69 Grand Island Boulevard, Tonawanda, NY 14150; Built in 1900; Restaurant use identified as a potential future direction
