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Single-Story Building on 1.72 Acres

3385 Orchard Park Road, Orchard Park, NY 14127

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For Sale

$1,295,000

12,300 sq ft building suitable for various commercial uses.

Type:Retail

Property size:

12,300 SF

Price / SF:

$105/SF

HighLights

12,300 sq ft single‑story masonry building on 1.72 acres, adaptable to various commercial uses.
Currently configured as a Class‑A Spa (11,100 sq ft) and Physical Therapy practice (1200 sq ft).
Building can be delivered vacant.
Potential leaseback opportunity for the Spa business.
Tranquil setting with Smokes Creek running by the edge of the property.
Built in 1985.

We can help!

Contact an agent

Ronald Gunner Tronolone

For Sale

$1,295,000

12,300 sq ft building suitable for various commercial uses.

Type:Retail

Property size:

12,300 SF

Price / SF:

$105/SF

Added:: Nov 21, 2025
Days on Market:: 226
Last Refresh:: May 19 at 10:45 pm

Property Features for 3385 Orchard Park Road

General Information

Standard status: Active
Size: 12,300 SF
Property subtype: Retail

Building Details

Year Built: 1985

We can help!

Contact an agent

Ronald Gunner Tronolone

Listing office

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 Ronald Gunner Tronolone

HighLights

12,300 sq ft single‑story masonry building on 1.72 acres, adaptable to various commercial uses.
Currently configured as a Class‑A Spa (11,100 sq ft) and Physical Therapy practice (1200 sq ft).
Building can be delivered vacant.
Potential leaseback opportunity for the Spa business.
Tranquil setting with Smokes Creek running by the edge of the property.
Built in 1985.

Overview

The property features a 12,300 sq ft single-story masonry building situated on 1.72 acres. Currently, it houses an 11,100 sq ft spa and a 1,200 sq ft physical therapy practice. The spa unit is designed and decorated as a Class-A spa, equipped for massage, beauty salon services, pedicures, manicures, and facials. Smokes Creek runs by the edge of the property. The building is adaptable to various commercial uses, including office, medical, retail, brewery, or restaurant. The building can be delivered vacant. Located at 3385 Orchard Park Road, Orchard Park, NY 14127, accessible from 219 Expressway to Milestrip Road East (Rt 179) to Orchard Park Road, then north (left) on Route 240.

Local Financial Insights For Retail

Simulate Cap Rate and NOI

NOI Build-Up

Component	$	$/SF
Gross rent	$177.1k	$14.40
− Vacancy	−$19.1k	−$1.56
EGI	$158.0k	$12.84
− OpEx	−$47.4k	−$3.85
NOI	$110.6k	$8.99

12,300 SF · lease $14.40/SF/yr · vacancy 10.80% · expense 30.00%

Alternative Uses

Best Use

Retail

$1.58M

$1.38M – $1.84M (±1% cap)

NOI $110,594 @ 7.0% cap · market cap 8.54%

Second Best

—

no second resolved use

Theoretical Best

Office A

$2.69M

$2.35M – $3.14M (±1% cap)

NOI $188,220 @ 7.0% cap · market cap 14.53%

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

Property Profile Location Intelligence

Current Use by Public Records

Buff & Flo Gym & Fitness Center Jill M. Mikulec, ... Physician Robert Jachimowicz, PT Physician Parkland Physical Therapy Medical Clinic Spa at Falling Waters Alternative Medicine Practice

Suggested Use

Similar Places Nearby

Southtowns Acupuncture and Herbs — 3065 Southwestern Blvd suite 200, Orchard Park, NY 14127

Location Insight

Map
Local Demand

City: Orchard Park
County: Erie
State: New York
Longitude: -78.751
Latitude: 42.7925

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For sale
Spa & wellness properties
NY
Orchard Park
14127
3385 Orchard Park Road

What type of property is this?

Spa & wellness property - 12,300 sq ft building suitable for various commercial uses.

Where is this spa & wellness property located?

The property is located at 3385 Orchard Park Road Orchard Park, NY.

What is the asking price?

The asking price for this property is $1,295,000.

What are key features of this property?

This property features: 12,300 sq ft single‑story masonry building on 1.72 acres, adaptable to various commercial uses.; Currently configured as a Class‑A Spa (11,100 sq ft) and Physical Therapy practice (1200 sq ft).; Building can be delivered vacant.