Mixed-Use Property with
New
For Sale
$450,000
83 John St, Akron, NY 14001
Two residential units accompany an attached storefront with retail and food-service equipment.
Property Size3,596 SF
Days on Market2
Property Features for 83 John St
General Information
Standard status
Active
Size
3,596 SF
Property subtype
Multi Family
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$5,023
Building Details
Building Size
3,596 SF
Year Built
1900
Buildings
1
Stories
2
Units
2
Listing Agency:
Keller Williams Realty Buffalo Northtowns
Listed By:
Lynn M McCarthy · License #10301214462
(716) 308-1708
Source:
Elliman
Added: Sep 16
Last Checked: Sep 16 at 2:36PM
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 Keller Williams Realty Buffalo Northtowns
Investment Insights
Based on property information with market context.
This mixed-use property at 83 John St combines two residential units with an attached commercial storefront. One apartment offers two bedrooms, in-unit laundry, and stamped-concrete patio access. The second unit includes in-unit laundry and a private balcony. Both units are currently owner occupied. Gas and electric service through one meter, a 1.5-car garage, driveway, off-street parking, and a fully fenced yard add practical features to the residential component.
The storefront includes central air and equipment for deli, convenience, and food-service operations, including a walk-in cooler, exhaust hood, three-bay sink, grease trap, stainless-steel worktables, shelving, freezers, beverage cooling, grill, deli case, slicer, warmers, and related machines. Improvements include updated electrical and lighting, cabinetry, countertops, tile flooring, newer windows, siding, and a newer hot water tank. The roof dates to approximately 2001, and the property was built in 1900. Located in the Village of Akron, the property carries a bike score of 29 and a walk score of 0.
The storefront includes central air and equipment for deli, convenience, and food-service operations, including a walk-in cooler, exhaust hood, three-bay sink, grease trap, stainless-steel worktables, shelving, freezers, beverage cooling, grill, deli case, slicer, warmers, and related machines. Improvements include updated electrical and lighting, cabinetry, countertops, tile flooring, newer windows, siding, and a newer hot water tank. The roof dates to approximately 2001, and the property was built in 1900. Located in the Village of Akron, the property carries a bike score of 29 and a walk score of 0.
Key Highlights
- Mixed‑use property at 83 John St, Akron, NY 14001
- Two residential units attached to a commercial storefront
- 1.5‑car garage, driveway, off‑street parking, and fully fenced yard
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
$33,780
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
7.51%
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%
$675,600
$675.6K
Cap Rate 7%
$482,571
$482.6K
Cap Rate 9%
$375,333
$375.3K
Market Conditions
NOI Build-Up for 3,596 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
$64.7K $18.00/SF
− Vacancy
−$10.7K −$2.97/SF
EGI
$54.0K $15.03/SF
− OpEx
−$20.3K −$5.64/SF
NOI
$33.8K $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 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%
$675,600
Cap Rate 7%
$482,571
Cap Rate 9%
$375,333
Alternative Uses
Best Use
Specialty Retail
$618.6K
$541.3K – $721.7K
NOI $43,303 @ 7.0% cap · market cap 9.62%
Second Best
Mixed Use
$482.6K
$422.3K – $563.0K
NOI $33,780 @ 7.0% cap · market cap 7.51%
Theoretical Best
Office A
$786.1K
$687.8K – $917.1K
NOI $55,027 @ 7.0% cap · market cap 12.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
222
Businesses Nearby
Explore this area
Business Placement
Demographics for 14001, NY
9,482
Population
4,477
Households
2.1
Avg Household Size
47
Median Age
26%
College-Educated
91%
High-School Grad
64.5 sq mi
ZIP Area
147
Density / Sq Mi
$73,786
Median Household Income
$46,220
Median Earnings
$744
Median Rent
$221,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two residential units accompany an attached storefront with retail and food-service equipment.
Where is this mixed-use property located?
The property is located at 83 John St Akron, NY.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Mixed‑use property at 83 John St, Akron, NY 14001; Two residential units attached to a commercial storefront; 1.5‑car garage, driveway, off‑street parking, and fully fenced yard
