Turn-Key Bar and Restaurant
3719 Abbott Rd, Orchard Park, NY 14127
Commercial investment opportunity near the new Buffalo Bills stadium.
Property size:
7,340 SFLot size:
4.00 AcresPrice / SF:
$176/SF- Added:
- Apr 23, 2026
- Days on Market:
- 33
- Last Refresh:
- May 19 at 2:15 pm
Property Features for 3719 Abbott Rd
General Information
- Standard status
- Active
- Size
- 7,340 SF
- Lot size
- 4.00 Acres
Listing agent Brandon Kmiotek (716) 473-9000
Listing office HUNT Real Estate Corporation (716) 473-9000
Listing date Apr 23, 2026
Source Exprealty
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 Corporation
HighLights
- Premier location within walking distance of the new Buffalo Bills stadium, offering significant event‑driven income potential.
- High‑visibility corner site with nearly 4 acres, dual access points, and extensive frontage on Abbott and Webster Roads.
- Established, turn‑key 7,340 sq ft bar and restaurant with recent renovations (2021/2023), including a full bar, commercial kitchen, and banquet space.
- Expansive parking lot accommodating 150+ vehicles, including RVs and coach buses, creating substantial income opportunities.
- Significant development potential due to the large lot size and location within Phase 2 of planned rezoning tied to stadium infrastructure.
- Minutes from the New York State Thruway, providing easy access and benefiting from daily traffic and major event exposure.
Overview
Located at 3719 Abbott Road in Orchard Park, this commercial property presents a prime investment opportunity near the new Buffalo Bills stadium. The site spans nearly 4 acres on a highly visible corner, featuring over 300 feet of frontage on Abbott Road and approximately 275 feet on Webster Road. Dual ingress and egress points enhance accessibility. The property is minutes from the New York State Thruway, benefiting from daily traffic and event-driven exposure. The 7,340 sq ft building houses an established bar and restaurant with a full bar, commercial kitchen, two bathrooms, banquet/event space, outdoor seating, and a concrete patio. An on-site storage building is also included. Interior renovations were completed in 2021, with exterior upgrades in 2023. Parking accommodates 150+ vehicles, including RVs and coach buses, creating potential for event-based income. The expansive lot has been partially paved and recently graded. The property backs to wooded land and Smoke Creek. The development potential is significant, offering opportunities to reposition, expand, or redevelop. Additional upside includes converting the upper level into residential or short-term rental use and leveraging excess land and existing structures for additional income streams. The property is located within Phase 2 of planned rezoning tied to stadium infrastructure.
Financial Insights
Value Estimation Calculated for Specialty Retail
Conservative
$982.1K
NOI $88,388 @ 9.00% cap · cautious / downside scenario
Moderate
$1.26M
NOI $88,388 @ 7.00% cap · market / base-case scenario
Aggressive
$1.77M
NOI $88,388 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Specialty Retail
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $132.1k | $18.00 |
| − Vacancy | −$14.3k | −$1.94 |
| EGI | $117.9k | $16.06 |
| − OpEx | −$29.5k | −$4.01 |
| NOI | $88.4k | $12.04 |
7,340 SF · lease $18.00/SF/yr · vacancy 10.80% · expense 25.00%
Alternative Use Scenarios
Best Use
Specialty Retail
$1.26M
$1.10M – $1.47M
NOI $88,388 @ 7.0% cap · market cap 6.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.60M
$1.40M – $1.87M
NOI $112,320 @ 7.0% cap · market cap 8.65%
Zoning and permitted uses should be independently verified with local authorities.
Location Intelligence
Current Use by Public Records
Kettles Korner
Bar & Pub
Similar Places Nearby
- O'Neill's Stadium Inn — 3864 Abbott Rd, Orchard Park, NY 14127
- Starbucks — 5622 Amanda Ln, Orchard Park, NY 14127
- Buffalo's Best Grill & Catering — 3700 Southwestern Blvd, Orchard Park, NY 14127
Location Insight
- Map
- Local Demand
- City
- Orchard Park
- County
- Erie
- State
- New York
- Longitude
- -78.7892506
- Latitude
- 42.7828935
Nearby Similar for Sale
FAQs
What type of property is this?
Bar & Pub - Commercial investment opportunity near the new Buffalo Bills stadium.
Where is this bar & pub located?
The property is located at 3719 Abbott Rd Orchard Park, NY.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: Premier location within walking distance of the new Buffalo Bills stadium, offering significant event‑driven income potential.; High‑visibility corner site with nearly 4 acres, dual access points, and extensive frontage on Abbott and Webster Roads.; Established, turn‑key 7,340 sq ft bar and restaurant with recent renovations (2021/2023), including a full bar, commercial kitchen, and banquet space.
