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Union Road Medical Investment Property

2100 Union Rd, West Seneca, NY 14224

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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

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.

We can help!

Contact an agent

Nicholas Corto

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:: 226
Last Refresh:: May 19 at 10:31 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!

Contact an agent

Nicholas Corto

Listing office HUNT Commercial Real Estate Corp. of Buffalo New York

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 Real Estate Corp. of Buffalo New York

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.

Local Financial Insights For Office B

Simulate Cap Rate and NOI

NOI Build-Up

Component	$	$/SF
Gross rent	$122.4k	$20.40
− Vacancy	−$22.6k	−$3.77
EGI	$99.8k	$16.63
− OpEx	−$24.9k	−$4.16
NOI	$74.8k	$12.47

6,000 SF · lease $20.40/SF/yr · vacancy 18.50% · expense 25.00%

Alternative Uses

Best Use

Office B

$1.07M

$935.2K – $1.25M (±1% cap)

NOI $74,817 @ 7.0% cap · market cap 6.24%

Second Best

Healthcare Medical

$1.02M

$894.2K – $1.19M (±1% cap)

NOI $71,539 @ 7.0% cap · market cap 5.96%

Theoretical Best

Office A

$1.44M

$1.26M – $1.68M (±1% cap)

NOI $101,002 @ 7.0% cap · market cap 8.42%

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

Property Profile 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

Location Insight

Map
Local Demand

City: West Seneca
County: Erie
State: New York
Longitude: -78.7551
Latitude: 42.8571

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For sale
Medical Office Space
NY
West Seneca
14224
2100 Union Rd

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.