Established Auto Repair Business
For Sale
$449,900
2230 Abbott Rd, Lackawanna, NY 14218
Turn-key auto repair business with building, land, and equipment.
Property Size3,824 SF
Lot Size0.20 Acres
Price / SF$117.65
Days on Market153
Property Features for 2230 Abbott Rd
General Information
Standard status
Active
Size
3,824 SF
Lot size
0.20 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$5,050
Building Details
Building Size
3,824 SF
Year Built
1959
Stories
3
Units
1
Listing Agency:
(716) 912-5355
Listed By:
Beatrice Dunwoodie
(716) 912-5355
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 5:33AM
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 Beatrice Dunwoodie
Investment Insights
Based on property information with market context.
This property presents a phenomenal opportunity with exceptional location and exposure in a high-visibility, high-traffic area, featuring significant road frontage. The site has been home to a long-time and established auto repair business, benefiting from access from two main routes. Ample parking is available in the front, side, and rear, with easy access. The property includes a 1770 square foot building, plus an additional 1634 square foot third-floor addition with storage shelves throughout. A 400 square foot second-floor loft houses the HVAC system. The purchase includes business equipment and furniture, along with a 37-year established business, making it a potential turn-key operation. This can be a flex space for anything automotive. The independent auto repair retail shop has successfully serviced the local community for decades, providing general auto repairs. The sale includes the building, land, and business. On-site features include a 3-bay garage, equipment, car lifts, tools, and a NYS inspection unit, along with ample yard space. The front office includes a waiting area and ample storage cabinets. There are two half baths and two additional stories, with the top story offering ample storage space. A covered back patio provides a space for employees to relax. The purchase includes an additional 0.35 buildable lot next door. The property is located on the border of Orchard Park, within minutes of Orchard Park, Blasdell, and West Seneca. The total square footage is 3824, accounting for the second and third-floor additions.
Key Highlights
- Established turn‑key auto repair business (37 years) with equipment, tools, and NYS inspection unit included.
- Exceptional high‑visibility corner location** at Abbott Rd & Berg Rd with access from 2 main routes.
- Ample parking (front, side, and rear) with easy access.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$37,248
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.28%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$744,960
$745.0K
Cap Rate 7%
$532,114
$532.1K
Cap Rate 9%
$413,867
$413.9K
Market Conditions
NOI Build-Up for 3,824 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$59.7K $15.60/SF
− Vacancy
−$6.4K −$1.68/SF
EGI
$53.2K $13.92/SF
− OpEx
−$16.0K −$4.17/SF
NOI
$37.2K $9.74/SF
Area
Buffalo, NY
Vacancy
10.80%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$744,960
Cap Rate 7%
$532,114
Cap Rate 9%
$413,867
Alternative Uses
Best Use
Retail
$532.1K
$465.6K – $620.8K
NOI $37,248 @ 7.0% cap · market cap 8.28%
Second Best
Flex RnD
$396.3K
$346.7K – $462.3K
NOI $27,739 @ 7.0% cap · market cap 6.17%
Theoretical Best
Office A
$919.6K
$804.7K – $1.07M
NOI $64,372 @ 7.0% cap · market cap 14.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
194
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14218, NY
20,878
Population
9,478
Households
2.2
Avg Household Size
38
Median Age
21%
College-Educated
88%
High-School Grad
8.1 sq mi
ZIP Area
2,578
Density / Sq Mi
$50,484
Median Household Income
$36,457
Median Earnings
$829
Median Rent
$135,000
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Top Gun Automotive Inc. — 3258 Abbott Rd, Orchard Park, NY 14127
- John's Auto Services — 2230 Abbott Rd, Lackawanna, NY 14218
- Southwestern Auto Repair — 3261 McKinley Pkwy, Buffalo, NY 14219
- Colton RV & Marine Service Center — 4817 Lake Ave, Buffalo, NY 14219
- Miller's Collision & Auto — 3034 abbott rd, orchard park, ny 14127
Frequently Asked Questions
What type of property is this?
Auto shop - Turn-key auto repair business with building, land, and equipment.
Where is this auto shop located?
The property is located at 2230 Abbott Rd Lackawanna, NY.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: Established turn‑key auto repair business (37 years) with equipment, tools, and NYS inspection unit included.; Exceptional high‑visibility corner location** at Abbott Rd & Berg Rd with access from 2 main routes.; Ample parking (front, side, and rear) with easy access.
