Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Union Road Medical Investment Property Title is generated by Realmo AI

    2100 Union Rd, West Seneca, NY 14224

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $1,199,900

    Cash flowing medical property with long-term tenant on Union Road.

    Type:Office
    Property size:
    6,000 SF
    Price / SF:
    $199/SF
    Added:
    Nov 21, 2025
    Days on Market:
    181
    Last Refresh:
    Apr 5 at 8:59 pm

    Property Features for 2100 Union Rd

    General Information

    Standard status
    Active
    Size
    6,000 SF
    Property subtype
    Office

    Building Details

    Year Built
    1995

    We can help!

    Listing Contact
    Nicholas Corto
    Nicholas Corto

    Listing agent Nicholas Corto

    Listing office Hunt Commercial - Buffalo

    Listing date Nov 21, 2025

    Source Huntcommercial

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Hunt Commercial - Buffalo

    HighLights

    • NN cash flowing property with a 9% Cap Rate and $109,167 NOI per year.
    • Long‑term, secure tenant (Buffalo Rehab Group) with 7 years remaining on the lease.
    • Located on a busy, signalized corridor on Union Road.
    • Expansive lot (just shy of 1 acre) with 48 car parking spaces, recently redone.
    • Recently renovated with $100,000 in cosmetic upgrades.
    • 6,000 SQ FT all block building with a flat rubber membrane roof recently updated in the last 10 years.

    Overview

    This property presents an opportunity to own a cash-flowing investment with a secure, long-term medical tenant. The property is currently leased to the Buffalo Rehab Group, serving as their original flagship location, with 7 years remaining on the lease. The property generates a net operating income (NOI) of $109,167 per year, reflecting a 9% cap rate. The tenant is a strong local entity with multiple locations. Constructed in 1995, the 6,000 square foot all-block building features a flat rubber membrane roof that was updated within the last 10 years. The property is situated on Union Road, north of Clinton Street, on a lot that is just under 1 acre (225x180). The expansive lot accommodates up to 48 parking spaces and has been recently redone. The building includes tasteful finishes throughout, with recent cosmetic upgrades totaling $100,000. The interior features a large open floor plan, 5 treatment rooms, and 10-foot ceilings. The property is located on a busy signalized corridor.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Patrick Oconnor, PT Physician Buffalo Rehab Group Physician Lindsay Zirnheld, PT Physician Sarah E. Mattson, ... Physician Michael E. Golden, ... Medical Clinic

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    West Seneca
    County
    Erie
    State
    New York
    Longitude
    -78.7551
    Latitude
    42.8571

    Nearby Similar for Sale

    • $269,900
      2,602 SF

      Reconstructed Duplex in West Seneca

      Fully reconstructed 2-unit home with modern amenities and ample storage.
      116 Bellwood Avenue, West Seneca, NY 14224
      View Details
    • $324,900
      4,694 SF

      Kaisertown Auto Repair Shop Investment

      Auto repair shop with lease in place for steady income.
      2085 Clinton Street, West Seneca, NY 14206
      View Details
    • $1,500,000
      15,000 SF

      Versatile Commercial Building with Development Potential

      15,000+ sq ft commercial building with development opportunity.
      1475 Orchard Park Road, West Seneca, NY 14224
      View Details
    • $2,394,370
      15,059 SF

      Renovated Dollar General Investment Property

      Newly renovated Dollar General Market investment property with a 10-year lease.
      25 Gardenville Parkway, West Seneca, NY 14224
      View Details
    • $949,000

      Six-Unit Brick Apartment Building

      Rare six-unit brick apartment building with garages and upgrades.
      367 Potters Rd 365, West Seneca, NY 14220
      View Details
    • $325,000
      2,135 SF

      Freestanding Building Near Southgate Plaza

      2,135 SF building on 0.62 acres near Route 400.
      4080 Seneca Street, West Seneca, NY 14224
      View Details
    • $485,000

      Harlem Road Mixed-Use Property

      Well-maintained building with apartments and office space for sale.
      735 Harlem Rd, West Seneca, NY 14224
      View Details
    • $925,000
      8,890 SF

      West Seneca Auto Shop Building

      8,890 SF building with 10 overhead doors.
      130 Orchard Park Road, West Seneca, NY 14224
      View Details
    • $1,150,000

      High-Traffic Commercial Property For Sale

      Commercial property with high visibility and easy access in West Seneca.
      1537 Union Rd, West Seneca, NY 14224
      View Details
    • $299,999
      1,740 SF

      West Seneca Auto Body Shop

      Three-bay auto shop or retail opportunity near Aurora Expressway.
      2976 Seneca Street, West Seneca, NY 14224
      View Details
    • $299,900

      Well-Maintained Duplex with Income Potential

      Duplex with remodeled unit, updated mechanics, and income potential.
      3912 Seneca St 1, West Seneca, NY 14224
      View Details
    • $264,900
      1,712 SF

      Spacious West Seneca Multi Family

      Clean, well-maintained multi-family property in a desirable location.
      155 Fieldcrest Ct, West Seneca, NY 14224
      View Details

    FAQs

    What type of property is this?
    Medical Office Space - Cash flowing medical property with long-term tenant on Union Road.
    Where is this medical office space located?
    The property is located at 2100 Union Rd West Seneca, NY.
    What is the asking price?
    The asking price for this property is $1,199,900.
    What are key features of this property?
    This property features: NN cash flowing property with a **9% Cap Rate** and $109,167 NOI per year.; Long‑term, secure tenant (Buffalo Rehab Group) with 7 years remaining on the lease.; Located on a busy, signalized corridor on Union Road.
    (716) 864-1929
    We can help!
    Listing Contact
    Nicholas Corto
    Nicholas Corto
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    2100 Union Rd, West Seneca, NY 14224
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!