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    2290 Main St Buffalo, NY 14214

    Sponsored
    For Sale
    $399,000

    COMMERCIAL - Buffalo, NY

    Property size:
    4,620 SF
    Lot size:
    0.13 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 3 at 5:06 pm

    Property Features for 2290 Main St

    General Information

    Special listing conditions
    Standard
    Property type
    Commercial Sale
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Zoning
    N-3C
    Rooms
    Basement
    APN
    140200-089-500-0003-010-000
    Parking
    6
    Size
    4,620 SF
    Lot size
    0.13 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Forced Air, Hot Water(Heating), Natural Gas
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1950
    Floors in Building
    2
    Building materials
    Brick, Frame
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Thejan Kodituwakku
    Thejan Kodituwakku

    Keller Williams Realty Buffalo Northtowns (716) 832-3300

    Listing agent Thejan Kodituwakku (716) 832-3300 License #10401342241

    Listing date Mar 2, 2026

    MLS# B1658782

    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.

    Learn more

    Property Insight Report

    Overview

    Main Street Mixed-Use Investment

    Located along a busy Main Street corridor, this well-maintained mixed-use property offers strong visibility, flexibility, and immediate income potential. The first floor features 1,976 square feet of space suitable for medical, office, or retail use, with the option to divide it into two separate units. The layout includes a bright front retail or reception area, five private office or exam rooms, and two half bathrooms. The space is equipped with a security buzz-in system, central air, a wired sound system, and existing plumbing to multiple rooms, making it ideal for medical or professional use. The lower commercial space is currently leased to a law firm, providing built-in stability and consistent occupancy. The second floor offers a spacious 1,344 square foot two-bedroom apartment complete with a formal dining room and generous living area. The upper unit is rented, and together the property generates approximately 3,300 per month in income, creating a solid cash-flowing investment from day one. Exterior updates include an eight-year-old tear-off roof, vinyl siding, and newer windows for a low-maintenance exterior. A paved parking area in the rear accommodates up to six vehicles for added convenience. An additional highlight is the 500 square foot reinforced concrete vault with 16-foot ceilings, offering exceptional secured storage or unique specialty use potential. The property is situated on a 0.1326-acre lot. The entire property size is 4,620 square feet. The zoning is N-3C.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Blackley John C ... Physician Mathew E. Sendker, ... Physician Crinzi Alexander R ... Physician Leonard Patti L ... Physician Matthew E. Shepherd Physician

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Buffalo
    County
    Erie
    State
    New York
    Longitude
    -78.847492
    Latitude
    42.932077

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    FAQs

    What type of property is this?
    Mixed-use property - High-visibility mixed-use property with income potential on Main Street.
    Where is this mixed-use property located?
    The property is located at 2290 Main St Buffalo, NY.
    What is the asking price?
    The asking price for this property is $399,000.
    What are key features of this property?
    This property features: - High visibility location on a thriving Main Street corridor.; - Strong rental income of approximately $3,300 per month.; - Versatile first floor commercial space (1,976 sq ft) suitable for medical, office, or retail use, with potential to divide into two units.
    (716) 292-8756
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    2290 Main St Buffalo, NY 14214
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    2290 Main St Buffalo, NY 14214
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    We can help!
    Listing Contact
    Thejan Kodituwakku
    Thejan Kodituwakku
    Real Estate License ID: 10401342241
    (716) 292-8756 (716) 832-3300
    Learn more
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