Courtesy: HUNT Real Estate Corporation
716-883-2200
Excellent investment opportunity! Five tenant-occupied homes available on the same street, offering immediate cash flow with strong upside. Current rents total $4,825 per month and are below market, leaving room for value-add. Total taxes across all properties are under $5,000 annually, a rare find for this size portfolio. See individual listings: B1655321 (12 Humason), B1655322 (97 Humason), B1655326 (101 Humason), B1655327 (106 Humason), B1655328 (136 Humason).
Courtesy: HUNT Commercial Real Estate Corp. of Buffalo New York
716-854-5943
Location!, Location!, Location! This is a 3,800 SF well-maintained high visibility retail building that has 107’ of frontage near the intersection of Transit & Greiner Roads, the market's dominant retail corner. There is ample parking for 15+ vehicles. Home of Toscana Salon & Day Spa for 16 years. The property sits adjacent to a regional power shopping center serving neighboring communities, including Clarence, Amherst, Williamsville, Lockport and Lancaster. It sits adjacent to a mix of shops and eateries, including leading national retailers Walmart, BJ's Wholesale Club, Dick’s Sporting Goods, LA Fitness, Old Navy and Ulta Beauty. Residents in a three-mile radius earning an average household income of more than $125,000. Its convenient location only minutes from the Buffalo Niagara International Airport, downtown Buffalo and the Eastern Hills Mall.
Courtesy: Keller Williams Realty Lancaster
716-324-2300
Property is available for lease MLS B1656042. VRP pricing Owner will consider offers between $629,900-$729,900 depending on terms. This property stands out as a premier investment, offering a unique blend of immediate income and long-term growth potential. At its core is a fully operational, turn-key restaurant—complete with all equipment and furnishings—allowing investors to generate revenue from day one without the delays or costs of setup. The building also features a recently renovated three-bedroom space, perfect for use as an office, staff quarters, or even as an additional rental unit, further increasing the property’s earning capacity. A major highlight is the expansive commercial/industrial warehouse, equipped with its own loading and unloading door and generous storage facilities. The warehouse, recently upgraded with a new roof, opens the door to a variety of business ventures—whether as a logistics hub, workshop, or leased out to third parties for supplementary income. Its flexible design supports multi-use purposes, making it easy to adapt as market demands evolve. With its strategic combination of restaurant and commercial space, this property is ideal for investors seeking a ready-to-go business with the flexibility to expand, diversify, or lease out portions for additional revenue. The potential for multiple income streams, coupled with recent upgrades, makes this a rare and valuable opportunity for both seasoned and first-time investors
Courtesy: Iconic Real Estate
716-236-7644
490 Niagara Street Buffalo NY 14201. Located in Buffalo's Lower Westside, Close to Downtown and D'Youville College. This 6423 square foot building is comprised of three retail/office spaces. One first floor retail space with a window storefront, storage-inventory room, and a half bathroom. Additionally on the first floor, a large office space currently being used as a spa. Five rooms being used for spa services, a dedicated laundry service room and a half bathroom. Second floor unit is stacked on top of the larger lower unit. Similar layout with a total of seven rooms. This unit features a large outdoor balcony with great views of the city, a really nice feature with plenty of potential for amplified use. This building gives someone the opportunity to buy into a piece of Buffalo's history; behind the modern retail facade you can see elements of the original construction going back a century. Four parking spots on a surface lot behind the building, mainly fenced. Recent Updates to Note: Roof 2017, all three furnaces and air conditioners done between 2021-2022. Current Gross Income will be provided upon request.
Courtesy: Keller Williams Realty WNY
716-832-3300
Incredible business and investment opportunity to purchase a successful auto repair and mechanic/collision shop located on Niagara Falls Blvd with incredible visibility, high traffic count and 30 surfaced parking spaces near Eggert Road and Sheridan Drive. With 9 overhead bay doors, two of which are 13 feet, and 16 bays with room for multiple cars or trucks and the ability to work on larger commercial vehicles, take advantage of this 8,357 sq ft freestanding turnkey cash-flowing commercial asset with a national chain tenant on a lucrative NNN lease. Attached office/main lobby is ideal with a waiting room, conference area w/functional kitchen, office & workshop bathrooms with a separate fenced-in & gated parking area. Fully approved paint booth adds significant value with 3-phase electric, multiple industrial heaters, main & backup compressors, HWT 2023, newer forced air furnace and automatic rental increases along with additional billboard income in the prime retail traffic corridor of Amherst and Tonawanda.
Courtesy: HUNT Real Estate Corporation
716-883-2200
An exceptional investment opportunity awaits in the heart of South Buffalo! Known as the "Blarney Castle" for over 40 years, this property offers endless potential for investors with a vision. *The main level features a fully functional commercial kitchen, two bathrooms, & a spacious dining area-perfect for a restaurant, cafe, or other business ventures. *The second floor is a blank canvas, having been fully gutted and cleaned down to the studs, ready for conversion into 4+ residential apartments. With separate entrances already in place, this space is primed for rental income or other creative uses. The property provides numerous possibilities for the next owner to bring their ideas to life-whether as a mixed-use commercial/residential development, multi-family rental, or something entirely unique! This property is perfect for any investor looking to maximize returns while preserving a piece of local history! *Property is being sold *As-Is - no repairs will be made by the seller. *Vacant lot behind the building is included - parcel ID#140200-133-390-0002-047-200 (13 Olcott Ave - Taxes for County are $60)*
Courtesy: Howard Hanna WNY Inc.
716-773-1900
Welcome to an exceptional commercial opportunity at 177 Kensington Avenue, Buffalo, NY! This nearly 9,500± square foot versatile building has been extensively renovated from top to bottom and is truly move-in ready. The property features a functional office area with two bathrooms, ideal for administrative operations, client services, or management use. Recent upgrades includes extensive interior and exterior improvements including a brand-new roof, fresh paint throughout, epoxy flooring, modern lighting, and upgraded electrical systems — creating a clean, professional, and highly efficient workspace. The building offers multiple entrances, excellent flow for operations, and ample on-site parking, providing outstanding accessibility for employees, customers, and deliveries. The flexible layout and quality improvements make this property ideal for a mechanic shop, warehouse, distribution center, light manufacturing facility, contractor operations, or many other commercial uses. Located in a strong commercial corridor in the Kensington area of Buffalo, this property benefits from convenient access to major roadways, nearby businesses, and surrounding neighborhoods. The possibilities are truly endless! Also listed for lease ML# B1655777
Courtesy: Queen City Realty Group LLC
716-923-7407
Great opportunity in Business district with high traffic count, bring your business plan and create your lifestyle!
Courtesy: REMAX North
716-633-1111
Classic all brick 2-story Main Street property at the corner of Main and Depew Avenue. Perfect as a large residence or that of an office building. 15 total rooms with double front foyer entry. Several first floor rooms that are very conducive to office settings. Additional 6 office//bedrooms upstairs with large closets/storage. Two car attached garage. Additional parking pad. Depew Avenue parking. Newer roof, updated windows, good mechanicals. Pristine outside exterior and grounds.
Courtesy: HUNT Real Estate Corporation
716-883-2200
Courtesy: Howard Hanna WNY Inc.
716-773-1900
Welcome to the rare commercial mixed opportunity you have been searching for! This almost 9000 sq ft building has one large and one small apartment, as well as other space gutted to studs waiting to be finished. So many opportunities for live and work space! Large flat roof could be finished for roof terrace. The building went through extensive renovations in the 1990’s including mechanicals and live / work spaces. Unique live/work space or investment. Two 2,200 Sq. Ft. apartments, gallery space, studio space and several other multi use spaces, also2parking spaces inside if desired. Also listed as ML#B1655224
Courtesy: Hanna Commercial
716-856-7107
Have you outgrown your current space… or are you answering a calling to serve, house, educate, or enrich the Western New York community? This exceptional N-3R-zoned multipurpose campus offers the freedom to do all of the above. With more than 23,000 sq ft, the property supports multi-residential development, daycare, group home operations, cultural facilities, educational programs, a bed-and-breakfast, or even a restaurant supported by its separately addressed commercial kitchen. Use the entire campus… or start small and allow the property to generate passive income by leasing unused areas. For the last 15 years, this site has been a vital community anchor—active, engaged, and deeply trusted. During the historic 2022 Buffalo Blizzard, this campus sheltered individuals in crisis, a powerful testament to its role in the neighborhood. Inside, the sanctuary is breathtaking, with stained-glass windows and seating for approximately 500 guests, along with a loft, balcony equipped with sound system, offices, storage rooms, and a high-tech camera security system that transfers with the property. Additional spaces include classrooms, a large dividable conference room, an auditorium with a stage, and an onsite living quarters created in 2011 (easily convertible back to its original classroom footprint). Key mechanical updates ensure confidence in long-term performance: sanctuary roof 2017… full back flat roof 2025… boiler 2017… furnace 2016… two A/C units 2017… and a single minisplit providing additional climate control. Two sets of public restrooms serve both the sanctuary side and the commercial kitchen wing. The commercial kitchen sits under its own address at 116 Davey and includes 23 parking spaces and an outdoor pergola ideal for gatherings or rental income. A small vacant lot at 125 Gold is included, offering added flexibility for expansion or parking. Whether your vision is mission-driven, educational, residential, culinary, or income-producing, this well-known neighborhood landmark stands ready to support it. Grow into the space… lease portions for revenue… or transform it entirely. The potential here is extraordinary.
Courtesy: Network One Realty
716-874-3530
POUR CHOISES INA SMALL BAR TAVERN WITH SMALL KITCHEN SERVICE ELEMENT. BUILDING ALSO HAS 2 APARTMETNS FOR ADDITIONAL INCOME. BUSIENSS OPERATESONLY 4 DAYS A WEEK. OWNER RETIRING. BUSISNESS CURRENTLY NOT OPERATING AT FULL CAPACITY. PLENTY OF PARKING, UPDATED MECHANICALS AND ROOF. CURRENTMORTGAGEIS PRIVATE, LENDERMAY CONSIDER CONTINUING FOR QUALIFIED PURDCASER. STRONG LOCATION, OPORTUITY FOR THE ENTREPINUER - INVESTOR. PROPERTY OWNER ALSO OWNS AND OPERATES BUSINESS APARTMENTS GENERATE $2000.00 PER MONTH CURRENTLY OCCUPIED.
Courtesy: Howard Hanna WNY Inc
800-422-7636
Fabulous opportunity to pick up a piece of Niagara Street's Business District in Black Rock. This Multi-Use 2 story brick building has so much potential with almost 9,200 square feet of usable space. Upper unit was last used as residential and includes; kitchen, living room, full bathroom, half bathroom, and two bedrooms, all generously sized. Lower unit was last used as a business and includes several offices spaces, large lobby area, and three bathrooms. Full usable basement. 200 amp electric. Two HVAC's and Two HWT's. Fenced in lawn area. On and off street parking. Available for immediate occupancy. Make this beautiful building yours today. Also listed as a MUL under MLS B1652059.
Courtesy: Mootry Murphy & Burgin Realty Group LLC
716-534-8495
Welcome to 1677 Main Street, a prime investment opportunity in the heart of Main Streets business district.This property has endless possibilities with a total of 4,250 square feet. Centrally located about 2 miles north of downtown Buffalo. Previously a sought-after Jazz lounge. This corner location, zoned N-2C, offers an open layout adaptable for various commercial uses. Rare opportunity to own a historic tavern on a high-traffic corner in a thriving area. This property offers 1st floor bar/restaurant space with huge potential, plus a spacious 2nd floor apartment featuring an open layout and loft-style master bedroom suite. Seize the opportunity to transform this space into your ideal business venture, taking advantage of its prime location. With a little TLC, bring this iconic spot back to life. Seller will begin to review offers Wednesday 1/7/26 at 4pm
Courtesy: Century 21 Turner Brokers
716-763-7506
1799-1801 S park ave. Two separate Addresses with a 10 car parking lot on a thriving South Buffalo Neighborhood. Buffalo Mixed-Use Gem – Storefront + studio Apartment Looking for a smart investment in one of Buffalo’s classic walkable neighborhoods? Here you go. This mixed-use building offers a street-level commercial storefront plus a studio apartment, on a corner lot. The storefront has great visibility and foot traffic potential, making it ideal for retail, salon/barber, office, boutique services, or your next big idea. The Studio apartment gives you a solid residential income stream — perfect as a long-term rental, traveling-nurse option, or even an owner-occupant who wants to keep an eye on the business below. Located in Buffalo’s N-3C zoning district, the area supports traditional mixed-use — meaning this property fits right into the urban fabric the city actually wants to encourage. Whether you're adding to your portfolio or jumping into your first investment, this building is a low-maintenance, high-flexibility opportunity in a market that rewards mixed-use owners. Bring your vision — the earning potential is wide open.
Courtesy: HUNT Commercial Real Estate Corp. of Buffalo New York
716-854-5943
Exceptional Mixed-Use Masonry Warehouse With Office & Apartments — 58 Rano, Buffalo NY Unlock a rare opportunity to own a highly functional mixed-use masonry warehouse steps from the interstate. Perfect for contractors, trades, fleet operators, or investors seeking a versatile income-producing asset, this property combines industrial capability, private office space, and two on-site residential apartments for additional revenue or workforce housing. The warehouse features a 1-bay garage, wide open production/storage floor, and a 1.5- ton crane with enough span and clearance to accommodate up to six trucks simultaneously—ideal for fabrication, auto/repair, equipment staging, or logistics operations. Solid masonry construction provides durability and long-term stability, while the private office supports day-to-day administrative or client-facing needs. Outside, enjoy ample yard space suitable for vehicle parking, material storage, containers, trailers, or expansion of operational capacity. The site layout allows easy ingress/egress and efficient circulation for commercial vehicles. Whether you’re an owner-user seeking an immediately functional industrial site, or an investor looking to capture strong mixed-use cash flow, 58 Rano delivers a rare combination of warehouse utility, yard space, and residential upside in a strategically located Buffalo corridor. A true multifunctional asset — ready for your business or portfolio.
Courtesy: eXp Realty
888-276-0630
Previously a used car lot and repair shop zoned N-3R. Wide lot for additional parking along the side of the building. 12'x15' Office. 12' ceilings and 8' garage door.
Courtesy: Keller Williams Realty Lancaster
716-324-2300
Exceptional Commercial Opportunity – Two professional office buildings offering several individual suites available and multiple long-term tenants. Perfect for businesses seeking a prime location with flexibility to suit their needs. Each suite offers professional finishes and adaptable layouts ideal for attorney, CPA, health care, medical, or service-based operations. 60+ parking spaces, easy accessibility, and strong visibility make this an ideal choice for growing or established businesses. Suites 'For Rent' listed under B1629881
Courtesy: Keller Williams Realty WNY
716-832-3300
Solid brick commercial/mixed-use building located at 696 Genesee St, offering strong rental potential and multiple income-producing configurations. This 5-unit setup includes two first-floor storefront spaces, each with a private entrance and rear common entry, both updated with new shutter doors. The upper level provides one studio/office space, a 2-bedroom unit, and a 3-bedroom unit. Total Building Size 4,052 sq. ft. A full high-ceiling basement offers substantial storage capacity and room for future mechanical planning. Significant 2021 upgrades include a new gas line, new 400-AMP electrical service with five separate meters, and four new hot water tanks, helping reduce major system updates for the next owner. Architecture-approved plans are included for a future layout of four commercial/residential units plus one studio, offering flexibility for long-term use and configuration. Items remaining for completion include roof leak repairs, plumbing updates, installation of two kitchens, upgrades to four bathrooms, flooring replacement, selective window updates, and full interior painting. These items outline a clear renovation scope for investors seeking value-add opportunities. The deep rear lot provides space suitable for adding an estimated 10–15-vehicle parking area, increasing usability for future occupants. With a strong structure, multiple unit types, and a location within an active commercial corridor, this property presents a substantial opportunity for repositioning and income growth.
Courtesy: Keller Williams Realty WNY
716-832-3300
Discover an exceptional opportunity in the heart of Buffalo’s Kensington business district. This highly visible mixed-use commercial property at 1141 Kensington Ave offers 1,844 sq ft of flexible space suitable for a variety of business types. The front area features a bright retail-style showroom or reception space ideal for client interaction, boutique retail, professional services, or creative use. The rear section includes three private offices/flex rooms that can support administrative operations, consultations, storage, or potential conversion into a small residential apartment, allowing for a functional live-work arrangement. The property provides private on-site parking for up to 6 vehicles, a valuable feature in this location. Zoned N-3C, it supports a wide range of mixed-use possibilities. Additional highlights include public sewer and water service, forced-air heating, and proximity to public transportation located one block away. Living quarters are permitted per the Certificate of Occupancy. The building is vacant and ready for immediate use, offering versatility for investors or owner-operators seeking a well-located commercial asset in a high-visibility corridor.
Courtesy: Howard Hanna WNY Inc.
716-648-7700
After 35 years of owning and running the best restaurant in South Buffalo the legendary O' Daniel's is on the market, so the next owner can carry on the tradition of serving the best food and drink in town. This turn key business has a beautiful bar seating for over 16 patrons plus four booths and 5 tables for seating for over 45 patrons. Full outdoor patio with additional seating for over 26 patrons. Fully operational kitchen with professional grade equipment and two freezers and a walk in cooler. Parking lot was just recently paved with parking for over 30 vehicles. Recent updates include Furnace, A/C, H/W/T, Compressors and so much more. Remarkable opportunity to own such a well established turn key business and carry on the tradition of O' Daniel's for the next 35 years !!!!!!!!
Courtesy: WNY Metro Roberts Realty
716-875-2211
Don’t miss this rare opportunity to acquire a distinctive property formerly used as a church, offering exceptional potential for redevelopment or restoration. Whether you’re an investor, developer, or visionary buyer, this property provides a blank canvas with endless possibilities. A Hold Harmless Agreement must be signed prior to entering the property. The main building requires substantial updates, but its original structure, layout, and character present a remarkable opportunity to bring it back to life. The spacious interior offers flexibility for future use—whether as a community center, worship space, event venue, or a fully reimagined commercial project. In addition to the main structure, the property includes multiple unfinished outbuildings that can be transformed into office suites, classrooms, meeting spaces, or other commercial uses once developed. This is an ideal project for anyone looking to create something unique, restore the church to its former glory, or repurpose it for modern needs. Located on a bus route and just minutes from a gas station, hospital, and additional public transportation options, the property offers excellent accessibility for staff, visitors, and clients. Its central location adds to its appeal for a wide range of future uses.
Courtesy: Realty ONE Group Empower
716-899-4663
Prime redevelopment opportunity in Buffalo’s thriving Five Points neighborhood! 405 Rhode Island St offers over 15,000 sq ft of space plus a large brick garage with power, all situated on an expansive .71 acre lot—an exceptional footprint for the city. Located in the heart of one of Buffalo’s most in-demand neighborhoods, surrounded by anchor businesses like Remedy House, Five Points Bakery, and Urban Roots. Perfect for commercial, residential, or mixed-use, this property is ideal for developers seeking to tap into the momentum of the West Side. Whether you’re envisioning apartments, creative office, retail, or a dynamic combination, the scale and location make this a rare find. Don’t miss your chance to shape the next phase of Five Points.
Courtesy: Mootry Murphy & Burgin Realty Group LLC
716-534-8495
Introducing a remarkable opportunity - a church for sale with a rich history and immense potential. Built in 1923, this magnificent property spans over 20,000 square feet, offering ample space for a variety of uses. One of the standout features of this property is the spacious gymnasium, which presents endless possibilities for recreational activities, fitness classes, or even transforming it into an event space. In addition to the main building, this sale includes two vacant lots. These open spaces offer flexibility for expansion or development projects that align with your vision. This sale also includes 69 and 71 Dodge, which are the 2 residential lots to the rear of the Church. It could be used as additional parking. Whether you're looking to establish a new place of worship, repurpose the building as an event venue or community center, or explore other creative ideas, this Church provides an exceptional canvas for bringing your dreams to life. This is an incredible opportunity to own a piece of history while making a positive impact in your community.
Buffalo is located in New York. Buffalo, New York has a population of 276,011. Buffalo is less family-centric than the surrounding county with 21.59% of the households containing married families with children. The county average for households married with children is 26.77%.
The median household income in Buffalo, New York is $42,186. The median household income for the surrounding county is $62,578 compared to the national median of $69,021. The median age of people living in Buffalo is 33.9 years.
The average high temperature in July is 80.8 degrees, with an average low temperature in January of 17.3 degrees. The average rainfall is approximately 38.5 inches per year, with 84.8 inches of snow per year.
