3494 Delaware Ave, Buffalo, NY 14217-1230

This exceptional investment opportunity presents a single-tenant, Class A, 4,500 square foot Citizens Bank located at 3494 Delaware Ave, Buffalo, NY 14217. The property boasts a strong 6.06% cap rate (6.36% pro-forma) and a stable Absolute NNN lease with a corporate guarantee from Citizens Bank, a major financial institution. The lease, commencing May 2, 2021, and expiring October 31, 2028, has a remaining term of 3.9 years, with four three-year renewal options and 5% rent bumps every three years. Built in 1960 and renovated in 1990 and 2016, the one-story building sits on a 0.39-acre lot with 10 parking spaces. The property benefits from a high-traffic location on Delaware Avenue (approx. 22,150 vehicles per day) and proximity to Sheridan Drive (approx. 27,936 vehicles per day). The location is within a densely populated area, with over 140,000 residents within a three-mile radius. The asking price is $1,650,000 ($366.67/sq ft), reflecting a compelling return on investment. The property's strong tenant, long lease term, and favorable location make it an attractive addition to any portfolio. The property's Net Operating Income (NOI) is $100,000, with a pro-forma NOI of $105,000. The property is zoned for commercial use. This is a truly exceptional opportunity to acquire a high-performing, low-maintenance investment property in a thriving market.