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    4180 N Buffalo St Orchard Park, NY 14127

    Sponsored
    Picture of Fitness centers & gyms at N Buffalo St 4180, Orchard Park, NY
    For Sale
    $350,000

    COMMERCIAL - Orchard Park, NY

    Property size:
    3,350 SF
    Days on Market:
    112
    Last Refresh:
    Feb 19 at 8:06 pm

    Property Features for 4180 N Buffalo St

    General Information

    Special listing conditions
    Standard
    Property type
    Commercial Sale
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Zoning
    C1
    Rooms
    Basement
    Parking
    20
    Size
    3,350 SF

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas

    Building Details

    Year built
    2017
    Floors in Building
    1
    Flooring type
    Vinyl, Carpet, Linoleum
    Roof type
    Flat

    We can help!

    Listing Contact
    Keliann M Argy

    LBK Realty Group (716) 515-5995

    Listing agent Keliann M Argy (716) 515-5995 License #10371200405

    Listing date Oct 31, 2025

    MLS# B1648224

    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

    Established Fitness Business Opportunity

    This is a turn-key, well-established local business opportunity for sale. The sale is for the business only, with lease assumption or renewal required as the building is not included. The Snap Fitness 24/7 franchise was founded in 2003 and has a 22-year history with a proven business model. As a national franchise, members have access to over 2000 Snap Fitness locations nationwide. Located in Orchard Park, NY, this location has operated as a gym since the early 2000s, both as a Snap Fitness and otherwise, demonstrating its long-term performance. The location has an established and loyal member base, with memberships and growth steadily increasing since the COVID shutdown era, further evidencing the location's long-term business fortitude. Gross revenue is approximately $160,000 from over 430 members, monthly reciprocal dues, and personal training. A greater focus on personal training could substantially increase revenues. The sale includes tangible assets, goodwill, brand, memberships, a recently upgraded POS system, access upgrades, and franchise support. The initial franchise investment is a low $29,500 license transfer fee. Royalty fees are based on member numbers. The property size is 3350 square feet and is located in Erie County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Snap Fitness Orchard ... Gym & Fitness Center

    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.

    Similar Places Nearby

    HEAT Athletic Club, Nickel City Longsword Academy, WILD All-Stars Cheerleading, Orchard Park Little League, Warehouse Sports and Performance

    Location Insight

    • Map
    • Local Demand
    City
    Orchard Park
    County
    Erie
    State
    New York
    Longitude
    -78.745056
    Latitude
    42.769729

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    FAQs

    What type of property is this?
    Fitness center & gym - Turn-key fitness business with loyal member base for sale.
    Where is this fitness center & gym located?
    The property is located at 4180 N Buffalo St Orchard Park, NY.
    What is the asking price?
    The asking price for this property is $350,000.
    What are key features of this property?
    This property features: - Turn-key, well-established Snap Fitness 24/7 franchise business opportunity with a proven 22-year business model.; - Established and loyal member base with steadily increasing memberships and growth since the COVID-19 shutdown.; - Gross revenue approximately $160,000 from over 430 members through monthly dues and personal training.
    (716) 515-5995
    Request Owner's contact information
    4180 N Buffalo St Orchard Park, NY 14127
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    Orchard Park, NY 14127
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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
    4180 N Buffalo St Orchard Park, NY 14127
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    We can help!
    Listing Contact
    Keliann M Argy
    Real Estate License ID: 10371200405
    (716) 515-5995
    Learn more
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