Courtesy: Gurney Becker & Bourne
716-849-1234
3165 Main Street is a restaurant building in the University District, a half mile from UB South Campus. "Lake Effect Diner" has been a long-established restaurant brand and location for decades. The Lake Effect Diner is 4,305 square feet with a capacity of 50 and potential for an additional 80 included in a design plan for an addition (blueprints available). The Lake Effect Diner is, in part, a vintage, 1952 Mountain View Diner that was transported from Wayne Pennsylvania in 2001. The Vintage diner is the dining room while a new building was constructed that includes a large kitchen and full basement making up 2 stories of cooking, prep, and baking space. The Lake Effect Diner has been featured on the Food Networks "Diners, Drive-Ins and Dives" twice, including recently in 2025. Newly updated, over equipped, and meticulously maintained. Restaurant will remain open until it is sold and closed.
Courtesy: Gurney Becker & Bourne
716-849-1234
3149 Main Street is a restaurant building including more than fifty parking spaces, in the University District, a half mile from UB South Campus. "The Steer" has been a long-established restaurant brand and location for decades. The property is over a half-acre in size; The Steer is approximately 7,100 square feet with an indoor capacity of 235 and an additional 80 patrons on the two patios. The Steer is a two-story building with a full basement, three bars (1st floor, 2nd floor, 2nd floor patio), 2 indoor dining rooms, 2 patios, and 2 kitchens. Restaurant will remain open until sold and closed.
Courtesy: CENTURY 21 Balesteri Real Estate
716-837-7000
Great location on Hertel near Starin, Buffalo. Commercial building with 3900 sq ft plus a basement with 600 sq ft available for use. Newer electrical service w/cir. brks, plus newer furnace with central air. Parking lot in the rear for 6 cars. There is a spacious 2 bedroom apartment on the 2nd floor with a newer furnace, for additional income. Great building with a great location.
Courtesy: Keller Williams Realty WNY
716-832-3300
THIS IS A PACKAGE DEAL for 5 different Seneca Street Properties, including a vacant lot. 1890 Seneca, MLS #B1656527 SBL 140200-123-720-0004-009-000. 1892 Seneca, MLS#B1656598 SBL 140200-123-720-0004-008-000. 2322 Seneca, MLS#B1656519 SBL 140200-133-340-003-029-000. 2308 Seneca SBL 140200-133-340-0003-030-000. 2342 Seneca, MLS #B1656513, SBL 140200-133-350-0003-054-100. 2346 Seneca, MLS# B1656691 SBL 140200-133-350-003-053-000. Negotiations begin on 1/21 at 3:00pm. Updates for all properties: 2342 Seneca: Within the past 10 years, seller has fully renovated the buildings, including: new roof, windows, all mechanicals (HVAC, electrical, and plumbing), kitchens and bathrooms, flooring, exterior facade, and siding. 2346 Seneca: Fully rehabbed, and is 90% to completion, including: siding, facade, commercial windows, roof, driveway, kitchen, bathroom, flooring, windows, HVAC, electric, plumbing, and hot water tanks. 1,400 sq ft commerical space and 1,400 sq ft 3 bed 1 bath rental unit. 2322 Seneca: Within the past 5 years: new roof, restored bathrooms, updated plumbing, two new furnaces, one a/c unit, and one hot water tank. The upper unit has a restored kitchen, newer windows, and solid surface countertops. New facade, updated commercial windows, and new exterior paint, including a charming mural! 1890 Seneca: Back upper apartment updates include: kitchen, bathroom, flooring, and windows replaced within the last 8 years. Other recent upgrades: facade restoration and new commercial windows, two furnaces replaced within the last 8 years. 1892 Seneca: Roof has been replaced within the last 8 years. Facade and commercial windows were replaced within the last 2 years. Tenants are long term and would like to stay.
Courtesy: Keller Williams Realty WNY
716-832-3300
Fantastic investment opportunity for this Mixed-Use building in the heart of South Buffalo's Cazenovia Park neighborhood! Located right on Seneca street, and within walking distance to the park, as well as numerous other shops, restaurants, and theaters. Both apartments and the retail space are tenant occupied, with below market rents, generating over $34,000 in gross revenue. Projected revenue is $43,200. This property offers a 8.63% cap rate at the projected revenue, and 6.40% with the current revenue. Within the past 5 years: new roof, restored bathrooms, updated plumbing, two new furnaces, one a/c unit, and one hot water tank. The upper unit has a restored kitchen, newer windows, and solid surface countertops. New facade, updated commercial windows, and new exterior paint, including a charming mural! Sale of this property includes the vacant lot next door, which has great potential for expansion, development, or a parking lot. Can also be sold as a bundle with four additional investment properties on Seneca Street: MLS# Negotiations begin 1/21 at 3:00pm
Courtesy: Keller Williams Realty WNY
716-832-3300
Fantastic investment opportunity! This updated property has two buildings, each with a storefront and updated apartment above. Directly across the street from Cazenovia park, with charming curb appeal perfect for the vibrant Seneca Street shopping district. This property offers a 6.42% cap rate and brings in over $55,000/year in gross rental income. Projected income with market value rents brings the estimated annual gross income to $69,600, with an 8.58% cap rate. Upper apartment units have 3 beds, 1 bath each, with in-unit laundry. The storefronts each have 1 bathroom and additional storage. Within the past 10 years, seller has fully renovated the buildings, including: new roof, windows, all mechanicals (HVAC, electrical, and plumbing), kitchens and bathrooms, flooring, exterior facade, and siding. Sold individually, or part of a package with MLS#1657116. Storefronts can be shown during the store's operating hours, apartments require 24 hour notice, but 48 hours is preferred.
Courtesy: Keller Williams Realty WNY
716-832-3300
Fantastic opportunity to fix up this income property, with storefront below and 3 bedroom apartment on top. Located right across from Cazenovia Park in the vibrant Seneca Street shopping disctrict. Property has been updated since photos were taken. This property has been fully rehabbed, and is 90% to completion, including: siding, facade, commercial windows, roof, driveway, kitchen, bathroom, flooring, windows, HVAC, electric, plumbing, and hot water tanks. 1,400 sq ft commercial space and 1,400 sq ft 3 bed 1 bath rental unit. Projected gross income of $34,800/year, with a cap rate of 7.46%. Can also be sold as a bundle with five additional investment properties on Seneca Street, including a vacant lot: MLS#B1657116. Negotiations begin 1/21 at 3pm.
Courtesy: Keller Williams Realty WNY
716-832-3300
Fantastic investment opportunity! Both apartments are tenant occupied, as well as the deli storefront. This property offers a 7.76% cap rate with the current below market rents and brings in over $33,000/year in gross rental income. Projected gross rental income should be $40,800/year. Roof has been replaced within the last 8 years. Facade and commercial windows were replaced within the last 2 years. Tenants are long term and would like to stay. Back apartments (upper and lower) are tenant occupied, and each have 2 bedrooms and 1 full bathroom. Storefront can be shown between 9:00am-8:00pm daily. Back unit tenant apartments require tenants to be present- 24 hour notice is required, 48 hour preferred. Lower tenant has availability after 4pm and on certain days off. Negotiations begin 1/21 at 3:00pm. Can also be sold as a bundle with five additional investment properties on Seneca Street, including a vacant lot: MLS#B1657116
Courtesy: Keller Williams Realty WNY
716-832-3300
Fantastic investment opportunity! This property offers a 9.61% cap rate and brings in over $40,000/year in gross rental income. The commercial space has been fully updated, with great curb appeal and light, and features one bathroom. Back apartments (upper and lower) are tenant occupied, and each have 3 bedrooms and 1 full bathroom. Back upper apartment updates include: kitchen, bathroom, flooring, and windows replaced within the last 8 years. Other recent upgrades: facade restoration and new commercial windows, two furnaces replaced within the last 8 years. Sold individually, or part of a package with MLS #B1656598. Storefront and basement of back unit can be shown between 9:00-5:00 daily. Back unit tenant apartments require tenants to be present- 24 hour notice is required, 48 hour preferred. Negotiations begin 1/21 at 3pm.
Courtesy: Superlative Real Estate, Inc.
716-553-3558
Incredible opportunity to own a turnkey ESTABLISHED and SUCCESSFUL auto repair business and retail dealership in PRIME location! For over 40+ years the current owners enjoyed incredible success at this location and now it's your turn! High traffic count and solid history makes this a very busy business. Wonderful building with 4 overhead doors, 4 lifts, office space and more! Outside has plenty of customer parking and large retail lot space. Owners may be willing to stay on for a period of transition. Truly a special opportunity for the right business owner/investor!
Courtesy: Keller Williams Realty WNY
716-832-3300
Welcome to 2 Niagara Falls Boulevard, a fantastic opportunity for investors, owner-occupants, or multi-family living. Set on a charming brick-lined street and just minutes from the University at Buffalo, Kenmore Avenue, North Buffalo, and all the conveniences of Niagara Falls Boulevard. This beautiful mansion has been converted into two large units and has been well cared for throughout, featuring newer flooring, updated kitchens with stainless steel appliances, spacious bedrooms, and modern baths. Zoned as a hotel, the property also offers incredible potential as an Airbnb, VRBO, boarding home, or two separate apartments. All furniture is included in the sale, making this an easy, turn-key opportunity. Available numbers upon request. Also listed as a multi-family property, MLS#B1656841
Courtesy: Howard Hanna WNY Inc.
716-656-8999
Prime opportunity on a high-visibility corridor. This large mixed-use building features a spacious first-floor commercial unit ideal for retail, office, or service businesses, offering strong street exposure and flexible layout options. Upstairs, a rare oversized 5-bedroom apartment provides exceptional living space or strong rental income potential. Perfect for investors, business owners, or anyone seeking a versatile property with significant upside in a well-traveled Buffalo location.
Courtesy: Flipped Realty LLC
716-868-8372
Excellent opportunity. This 2.5-story mixed-use property is in fair condition and requires remodeling to be fully functional. The first floor offers former commercial space with offices and open areas, while the second floor features a three-bedroom residential unit. The property includes ample paved parking on the north and east sides, an unfinished walk-up attic, and a full basement. Each main level contains approximately 1,552 square feet, with an additional 1,514 square feet in the basement. Total above-grade square footage (excluding the attic) is approximately 3,104 square feet, with the attic estimated at 1,165 square feet. All typical public utilities are available. While there is power and lighting inside, visitors are encouraged to bring a flashlight.
Courtesy: Irish Jones Realty
716-768-4915
Do not miss this rare chance to own the ORIGINAL Parkside Candy location! Located on the corner of Main and West Oakwood, this building was an institution of the Parkside neighborhood for decades. Most of the original architectural character has been left in tact on both the interior and exterior. It is listed on the National Register of Historic Places as a contributing structure to the Parkside Historic District and therefore is eligible for NYS and Federal Historic Tax Credits! There are currently 7 units but with potential for up to 11 units at this property. The front building consists of 1 large retail/restaurant space on the ground floor, a small retail space currently occupied by a barber, with 4 apartments on the second floor. There is a second, detached building that fronts West Oakwood which was originally built as 5 small retail spaces but most recently functioned as a daycare. Bring your vision and great ready to make this your next development project!
Courtesy: Showtime Realty New York Inc
315-575-6361
Versatile mixed-use property located in a high-traffic, high-visibility area, ideal for investors, owner-occupants, or small business users. The front commercial unit offers a functional layout with two combined office spaces and two half bathrooms, well-suited for professional, medical, or service-oriented use. The rear residential unit features a well-proportioned 3-bedroom, 1-bath apartment with central air, complete with a full basement for storage or expansion and an enclosed three-season room that adds additional usable space, as well as a 1-car detached garage. All units are currently vacant, providing immediate opportunity for repositioning or occupancy. The property is equipped with separate furnaces for the commercial and residential spaces (commercial furnace installed in 2011) and a shared hot water tank (2011). Notable capital improvements include roof replacements completed between 2013 and 2014, newer windows installed from 2023 to 2024, and a recently updated dishwasher in 2025. Strategically located near shopping centers, major roadways, and public transportation, this property benefits from strong accessibility and visibility, supporting both residential demand and commercial exposure. Also listed as a residential listing - B1657135.
Courtesy: REMAX North
716-633-1111
Located at 1719 William Street in Buffalo, this well-maintained automotive shop is truly turnkey and ready for immediate use. The property features a brand-new rubber roof and a fully equipped paint booth with new filters. Inside, you’ll find a two-compressor system, a reception office, and three service bays designed for efficient workflow. New blacktop in the fenced parking lot. Security is well covered with cameras and motion-sensor security lighting throughout the property, and the fenced parking area provides added convenience and protection. Ideal for an owner-operator or investor looking for a clean, functional shop with solid upgrades already in place.
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.
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.
