3958 Southwestern Boulevard, Orchard Park, NY 14127

• 4 beds |
• 2 baths |
• 2,261 sqft

Property Description

An exceptional opportunity to acquire a premier income-producing property directly across from the new $2.1 billion Buffalo Bills stadium—one of the most significant economic development projects in Western New York. This offering presents both immediate cash flow and substantial long-term appreciation potential in a rapidly transforming corridor. The property is zoned B-2 (Business) and is being sold together with the adjacent parcel at 3964 Southwestern Boulevard, providing approximately 200 feet of combined frontage and 1.2 acres of prime land—a rare assemblage in this location. The zoning and scale support a wide range of future commercial or mixed-use redevelopment possibilities, while still generating income today. Multiple Revenue Streams Include: - High-demand game day and event parking, serving a loyal and repeat client base during Bills games, concerts, and year-round stadium events - Short-term rental potential given unmatched proximity to the stadium and surrounding development - Long-term rental or owner-occupied flexibility, allowing investors to hold and operate while the district matures At the heart of the property is a very well-maintained single-family residence, currently improved and income-capable. The home is a meticulously cared-for 4-bedroom Cape featuring: - A modern, renovated kitchen and spacious eat-in layout - A first-floor primary bedroom - Hardwood floors and upgraded windows - A large rear deck ideal for entertaining - An oversized garage, perfectly suited for tailgating operations, storage, or future adaptive use The expansive lots provide ample outdoor space for parking, events, or future expansion—an increasingly scarce asset in the stadium district. Square footage includes a recent addition and was measured by the listing agent. Whether held for cash flow, redevelopment, or strategic land banking, this property offers a unique combination of current income, flexible zoning, and exceptional appreciation potential in one of the most dynamic growth areas in the region.

Listing Status:

Active

Date Added:

December 13, 2025 at 06:00AM

Listing Office:

Verax Real Estate LLC : 716-908-0057

Listing Agent:

Alina Pierowicz : 716-908-0057

MLS ID:

B1654749

Interior

• General: Eat-in KitchenSeparate/Formal Living RoomGuest AccommodationsHome OfficeMain Level Primary
• Appliances: Gas OvenGas RangeGas Water HeaterMicrowaveRefrigerator
• Laundry: In Basement
• Basement: FullSump Pump
• Flooring: CarpetHardwoodTileVaries
• A/C: Central Air
• Heating: GasForced Air
• Fireplace: Fireplaces: 0

Exterior

• General: Blacktop DrivewayDeckPatioShed(s)Storage
• Style: Cape CodTwo Story
• Other Structures: Shed(s)StorageDeckPatio
• Parking: DetachedGarageStorage

Construction

• Roofing: Asphalt
• General: Blown-In InsulationStoneVinyl Siding2Poured

Location

• Road/Access: Main Thoroughfare
• Originating MLS: NYS_B
• School District: Orchard Park
• County: Erie

Lot

• Zoning: 146089-160-120-0003-018-000

Utilities

• Utilities: Electricity ConnectedSewer ConnectedWater Connected
• Water: ConnectedPublic
• Sewer: Connected

Financial

• Source: NYS_B

This listing courtesy of Alina Pierowicz, Verax Real Estate LLC