Turnkey Restaurant in Clarence,
For Sale
Contact for pricing
9415 Main St, Clarence, NY 14031
Turnkey restaurant opportunity in Clarence, NY with FF&E available.
Property Size8,700 SF
Lot Size1.00 Acre
Price / SF$172.41
Days on Market82
Property Features for 9415 Main St
General Information
Standard status
Active
Size
8,700 SF
Total Parking Spaces
90
Lot size
1.00 Acre
Property subtype
Retail
Lease Type
NNN
Building Details
Year Built
1950
Tenancy
Single
Listing Agency:
HUNT Commercial
(716) 812-6333
Listed By:
Nick Giammusso · License #NY - 10401358378
Source:
Crexi
Added: May 20
Changed: Aug 8
Last Checked: Aug 8 at 3:15PM
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 HUNT Commercial
Investment Insights
Based on property information with market context.
This turnkey restaurant is located in Clarence, NY, and offers a rare opportunity for sale or lease. The renovated building, situated on a 1.0-acre lot, features 8,700 square feet of space and 90 parking spaces. The property includes multiple dining areas, bar seating, and 2,000 square feet of banquet space that can accommodate up to 175 guests. It also has two kitchens and an outdoor patio dining area. The restaurant benefits from excellent visibility on Main Street and strong traffic counts. It is located along a retail corridor, with Starbucks situated across the street.
Key Highlights
- Turnkey restaurant opportunity in affluent Clarence, NY.
- 8,700 SF building with FF&E available.
- 2,000 SF banquet space for up to 175 guests.
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
$104,765
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
6.98%
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%
$2,095,300
$2.1M
Cap Rate 7%
$1,496,643
$1.5M
Cap Rate 9%
$1,164,056
$1.2M
Market Conditions
NOI Build-Up for 8,700 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
$156.6K $18.00/SF
− Vacancy
−$16.9K −$1.94/SF
EGI
$139.7K $16.06/SF
− OpEx
−$34.9K −$4.01/SF
NOI
$104.8K $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%
$2,095,300
Cap Rate 7%
$1,496,643
Cap Rate 9%
$1,164,056
Alternative Uses
Best Use
Specialty Retail
$1.50M
$1.31M – $1.75M
NOI $104,765 @ 7.0% cap · market cap 6.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.90M
$1.66M – $2.22M
NOI $133,131 @ 7.0% cap · market cap 8.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
208
Businesses Nearby
10k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Mobil
Shops & Services
6,463 visits/mo
0.1 miles
Crosby's
Shops & Services
3,429 visits/mo
0.2 miles
Demographics for 14031, NY
9,983
Population
4,539
Households
2.2
Avg Household Size
51
Median Age
51%
College-Educated
98%
High-School Grad
19.4 sq mi
ZIP Area
515
Density / Sq Mi
$99,639
Median Household Income
$59,366
Median Earnings
$930
Median Rent
$324,700
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 - Turnkey restaurant opportunity in Clarence, NY with FF&E available.
Where is this conventional restaurant located?
The property is located at 9415 Main St Clarence, NY.
What is the asking price?
The asking price for this property is $1,499,999.
What are key features of this property?
This property features: Turnkey restaurant opportunity in affluent Clarence, NY.; 8,700 SF building with FF&E available.; 2,000 SF banquet space for up to 175 guests.
