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! 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.
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. 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.
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: 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. Original building was built in 1951. It has since been demolished and rebuilt in 2004
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: 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: 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: 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
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.
