Turn-Key Auto Repair
For Sale
$399,900
2230 Abbott Road, Lackawanna, NY 14218
Established auto repair business for sale with equipment and land.
Property Size3,824 SF
Lot Size0.35 Acres
Price / SF$104.58
Days on Market162
Property Features for 2230 Abbott Road
General Information
Standard status
Active
Size
3,824 SF
Lot size
0.35 Acres
Listing Agency:
HUNT Real Estate ERA
(716) 681-3900
Listed By:
Beatrice Dunwoodie
(716) 912-5355
Source:
Nicholcityrealty
Added: Mar 27
Changed: Sep 4
Last Checked: Sep 2 at 12:29AM
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 Real Estate ERA
Investment Insights
Based on property information with market context.
For sale is a turn-key auto repair and auto body operation situated at the corner of Abbott Rd and Berg Rd. This property, the site of a long-time and established auto repair business, features access from two main routes and ample parking in the front, side, and rear, ensuring easy access. The building spans 1770 square feet, with an additional 1634 square foot third-floor addition equipped with storage shelves. A 400 square foot second-floor loft houses the HVAC system. Included in the sale are the business equipment, furniture, and a 37-year established business. This property offers flex space for automotive purposes. The long-established and successful independent auto repair retail shop has been servicing the local community for decades, providing general auto repairs. The sale includes the building, land, and business as the owner retires. 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 storage cabinets. There are two half baths. The top story provides ample storage space. A covered back patio is available for employees. 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 due to the second and third-floor additions.
Key Highlights
- Turn‑key auto repair/auto body business including equipment, furniture, and a 37‑year established business.
- Prime corner location on Abbott Rd & Berg Rd with access from 2 main routes, offering excellent exposure and accessibility.
- Includes an additional .35 acre buildable lot next door.
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
$26,785
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
6.70%
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%
$535,700
$535.7K
Cap Rate 7%
$382,643
$382.6K
Cap Rate 9%
$297,611
$297.6K
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
$39.0K $10.20/SF
− Vacancy
−$741 −$0.19/SF
EGI
$38.3K $10.01/SF
− OpEx
−$11.5K −$3.00/SF
NOI
$26.8K $7.00/SF
Area
Buffalo, NY
Vacancy
1.90%
Lease Rate
$10.20 /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%
$535,700
Cap Rate 7%
$382,643
Cap Rate 9%
$297,611
Alternative Uses
Best Use
Retail
$532.1K
$465.6K – $620.8K
NOI $37,248 @ 7.0% cap · market cap 9.31%
Second Best
Industrial
$382.6K
$334.8K – $446.4K
NOI $26,785 @ 7.0% cap · market cap 6.70%
Theoretical Best
Office A
$919.6K
$804.7K – $1.07M
NOI $64,372 @ 7.0% cap · market cap 16.10%
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
18k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 64%
Shops & Services 36%
Tim Hortons
Dining
11,761 visits/mo
0.5 miles
NOCO Express
Shops & Services
6,724 visits/mo
0.3 miles
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 Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Colton RV & Marine Service Center — 4817 Lake Ave, Buffalo, NY 14219
- Southwestern Auto Repair — 3261 McKinley Pkwy, Buffalo, NY 14219
- Top Gun Automotive Inc. — 3258 Abbott Rd, Orchard Park, NY 14127
- John's Auto Services — 2230 Abbott Rd, Lackawanna, NY 14218
- Miller's Collision & Auto — 3034 abbott rd, orchard park, ny 14127
Frequently Asked Questions
What type of property is this?
Auto shop - Established auto repair business for sale with equipment and land.
Where is this auto shop located?
The property is located at 2230 Abbott Road Lackawanna, NY.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Turn‑key auto repair/auto body business including equipment, furniture, and a 37‑year established business.; Prime corner location on Abbott Rd & Berg Rd with access from 2 main routes, offering excellent exposure and accessibility.; Includes an additional .35 acre buildable lot next door.
