Mixed-Use Property with
New
For Sale
$450,000
83 John Street, Akron, NY 14001
Residential, 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
Residential Multi Family
Property subtype
Other
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 1, Bathroom 1, Bathroom 2, Basement, Bedroom 2
Parking features
Open
Patio and Porch features
Patio, Porch
Interior features
CeilingFans
Exterior features
Balcony, FullyFenced, Patio
Fencing
Fenced
Fireplace
1
Appliances
GasWaterHeater
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
Heating system
Hot Water(Heating), Natural Gas
Water source
Public
Amenities
central air
security system
Building Details
Year built
1900
Floors in Building
2
Number of units
2
Flooring type
Carpet, Laminate, Varies, Hardwood
Building materials
VinylSiding
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# B1714739
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 combines two residential units with an attached commercial storefront. One apartment has two bedrooms, in-unit laundry, and access to a stamped concrete patio; the other includes in-unit laundry and a private balcony. The building also provides a 1.5-car garage, driveway, off-street parking, and a fully fenced yard.
The storefront includes central air, a security system, a walk-in cooler, exhaust hood, three-bay sink, grease trap, commercial shelving, refrigeration, and additional deli and food-service equipment. Improvements include updated electrical and lighting, newer windows, siding, a newer hot water tank, and a roof dating approximately to 2001. The property sits on 0.12 acres at 83 John Street in Akron, NY, with public water service. It was built in 1900.
The storefront includes central air, a security system, a walk-in cooler, exhaust hood, three-bay sink, grease trap, commercial shelving, refrigeration, and additional deli and food-service equipment. Improvements include updated electrical and lighting, newer windows, siding, a newer hot water tank, and a roof dating approximately to 2001. The property sits on 0.12 acres at 83 John Street in Akron, NY, with public water service. It was built in 1900.
Key Highlights
- 3,596‑square‑foot mixed‑use property with two residential units and an attached commercial storefront
- 0.12‑acre lot at 83 John Street in Akron, NY
- Residential features include in‑unit laundry, patio access, private balcony, garage, driveway, and off‑street parking
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
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 retail space with laundry, parking, a fenced yard, and food-service equipment.
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 two residential units and an attached commercial storefront; 0.12‑acre lot at 83 John Street in Akron, NY; Residential features include in‑unit laundry, patio access, private balcony, garage, driveway, and off‑street parking
