Two-Story Retail Salon
820 Abbott Rd Buffalo, NY 14220
For Sale
Contact for pricing
Retail or salon space across two floors with signalized corner access, 10 parking spaces, and multiple system updates.
Property Size3,951 SF
Price / SF$108.81
Days on Market443
Property Features for 820 Abbott Rd
General Information
Standard status
Active
Size
3,951 SF
Property subtype
RETAIL
Listing Agency:
Hunt Commercial - Buffalo
(716) 864-1929
Listed By:
Nicholas Corto
(716) 864-1929
Source:
Moodyscre
Added: May 13, 2025
Changed: Jul 27
Last Checked: Jul 29 at 12:07PM
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 - Buffalo
Investment Insights
Based on property information with market context.
This storefront property offers flexible salon or retail space across two floors totaling 3,951 square feet. The lower level is roughly 2,300 square feet, with the balance on the upper level. Updates include exterior clapboard and vinyl siding (2012), interior remodels (2012 and 2019), laminate flooring throughout, and a partial roof upgrade (2010). The building features two HVAC systems, with one upgraded in 2010, plus a water heater replacement in 2017 (two 50-gallon tanks). Exterior awnings were installed in 2000, and the parking area has 10 spaces with resurfacing in 2017. New electric services were added in 2022 (150 AMP).
The property is positioned as a signalized corner location in a pedestrian-friendly area, supporting convenient customer access.
With ongoing improvements to both exterior and core systems, the space is presented as move-in and turn-key for business use.
The property is positioned as a signalized corner location in a pedestrian-friendly area, supporting convenient customer access.
With ongoing improvements to both exterior and core systems, the space is presented as move-in and turn-key for business use.
Key Highlights
- 3,951 SF retail/salon space across two floors (about 2,300 SF on the lower level)
- Signalized corner location with pedestrian‑friendly area
- Updates include exterior clapboard and vinyl siding (2012) plus interior remodels (2012 and 2019) and laminate flooring
Financial Insights For Retail
Simulate Cap Rate and NOI
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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $61.6k | $15.60 |
| − Vacancy | −$6.7k | −$1.68 |
| EGI | $55.0k | $13.92 |
| − OpEx | −$16.5k | −$4.17 |
| NOI | $38.5k | $9.74 |
3,951 SF · lease $15.60/SF/yr · vacancy 10.80% · expense 30.00%
Alternative Uses
Best Use
Retail
$549.8K
$481.1K – $641.4K
NOI $38,485 @ 7.0% cap · market cap 8.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$950.1K
$831.4K – $1.11M
NOI $66,510 @ 7.0% cap · market cap 15.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Location Intelligence
Current Use
Similar Off Market Nearby
- April Spencer Floral Design — 2184 Seneca St, Buffalo, NY 14210
Frequently Asked Questions
What type of property is this?
Storefront property - Retail or salon space across two floors with signalized corner access, 10 parking spaces, and multiple system updates.
Where is this storefront property located?
The property is located at 820 Abbott Rd Buffalo, NY.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: 3,951 SF retail/salon space across two floors (about 2,300 SF on the lower level); Signalized corner location with pedestrian‑friendly area; Updates include exterior clapboard and vinyl siding (2012) plus interior remodels (2012 and 2019) and laminate flooring
