Mixed-Use Property with
New
For Sale
$450,000
83 John Street, Akron, NY 14001
CommercialSale, Akron, NY
Property Size3,596 SF
Lot Size0.12 Acres
Price / SF$125.14
Days on Market2
Property Features for 83 John Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
N2R
Zoning description
Residential Multi Use
Rooms
Basement
Parking
2
Lot features
Rectangular, Rectangular Lot
Elementary school district
Akron
Middle school district
Akron
High school district
Akron
Subdivision
Akron-Village-145601
Standard status
Active
APN
145601-047-110-0004-001-000
Size
3,596 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Annual Amount
5023
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Natural Gas
Cooling system
Central Air
Amenities
central air
security system
Building Details
Year built
1900
Floors in Building
2
Number of units
3
Flooring type
Hardwood, Varies, Vinyl, Linoleum, Carpet
Roof type
Asphalt
Listing Agency:
Keller Williams Realty WNY
(716) 832-3300
Listed By:
Lynn M McCarthy · License #10301214462
(716) 308-1708
Added: Sep 14
Last Checked: Sep 15 at 10:06AM
MLS# B1713976
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 3,596-square-foot mixed-use property includes an established deli/storefront and two attached residential units. The commercial area has central air, a walk-in cooler, exhaust hood, three-bay sink, grease trap, stainless-steel work tables, shelving, cabinetry, countertops, and a range of included equipment such as freezers, a deli case, slicer, grill, warmers, and beverage machines. The apartments comprise one 2-bedroom unit and one 1-bedroom unit, each with in-unit laundry.
Set at 83 John Street in Akron, the property occupies 0.12 acres within zoning designation N2R. Site features include a 1.5-car garage, driveway, off-street parking, fully fenced yard, stamped concrete patio, and an upper-unit balcony. Additional property details include a 1900 construction date, asphalt roofing, newer windows, a security system, a newer hot water tank, public sewer, natural-gas hot-water heating, and central air conditioning.
Set at 83 John Street in Akron, the property occupies 0.12 acres within zoning designation N2R. Site features include a 1.5-car garage, driveway, off-street parking, fully fenced yard, stamped concrete patio, and an upper-unit balcony. Additional property details include a 1900 construction date, asphalt roofing, newer windows, a security system, a newer hot water tank, public sewer, natural-gas hot-water heating, and central air conditioning.
Key Highlights
- 3,596‑square‑foot mixed‑use property with deli/storefront and two attached residential units
- Commercial space includes walk‑in cooler, exhaust hood, 3‑bay sink, grease trap, and included food‑service equipment
- Residential unit mix includes 2‑bedroom and 1‑bedroom apartments, both with in‑unit laundry
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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Current Use
Lease Details
Turnkey business
Opportunity
Yes
Commercial hood
Yes
Grease trap
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
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Equipped storefront space combines with two attached apartments, private parking, and residential amenities.
Where is this mixed-use property located?
The property is located at 83 John Street 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: 3,596‑square‑foot mixed‑use property with deli/storefront and two attached residential units; Commercial space includes walk‑in cooler, exhaust hood, 3‑bay sink, grease trap, and included food‑service equipment; Residential unit mix includes 2‑bedroom and 1‑bedroom apartments, both with in‑unit laundry
