3964 Southwestern Boulevard, Orchard Park, NY 14127

• 4 beds |
• 1 bath |
• 1,112 sqft

Property Description

An exceptional opportunity to acquire a B-2 Business-zoned property located directly across the street from the new $2.1 billion Buffalo Bills stadium—placing this parcel at the epicenter of one of the most significant economic development initiatives in Western New York. This is not a peripheral location; it is immediately opposite the stadium, offering unmatched visibility, access, and demand. This property is being offered in conjunction with the adjacent parcel at 3958 Southwestern Boulevard, creating approximately 200 feet of combined frontage and 1.2 acres of land directly across from the stadium. Together or independently, these parcels present a rare chance to secure irreplaceable real estate in a rapidly appreciating stadium district. Investment Highlights & Revenue Potential: - Immediate game day and event parking income, serving a loyal, repeat client base drawn by the walk-across-the-street convenience - Strong short-term rental potential for Bills games, concerts, and stadium events - Long-term hold, land-banking, or redevelopment upside supported by B-2 zoning, traffic counts, and stadium-driven growth The property includes a well-maintained 4-bedroom Cape, allowing for ongoing income generation while future development plans are evaluated. Interior features include a large eat-in kitchen, comfortable living space, and a full basement offering ample storage or conversion potential. Notable capital improvements include a renovated kitchen (2018) and roof, furnace, and hot water tank all approximately 10 years old. The expansive lot configuration directly across from the stadium provides flexibility for parking operations, interim use, or future commercial redevelopment, making this an ideal asset for investors seeking both current cash flow and long-term appreciation. With its across-the-street stadium location, business zoning, existing income streams, and assemblage potential, this property stands out as a premier opportunity in the evolving Bills stadium corridor.

Listing Status:

Active

Date Added:

December 13, 2025

Data Last Updated:

February 10, 2026 at 5:16PM

Listing Office:

Verax Real Estate LLC : 716-908-0057

Listing Agent:

Alina Pierowicz : 716-908-0057

MLS ID:

B1654758

Interior

• General: Eat-in KitchenBedroom on Main Level
• Appliances: Gas OvenGas RangeGas Water HeaterMicrowaveRefrigerator
• Laundry: In Basement
• Basement: Full
• Flooring: CarpetCeramic TileHardwoodVaries
• Heating: GasForced Air
• Fireplace: Fireplaces: 0

Exterior

• General: Blacktop DrivewayPatioPrivate YardSee RemarksShed(s)Storage
• Style: Cape CodTwo Story
• Other Structures: Shed(s)StoragePatio
• Parking: DetachedGarageStorageDrivewayGarage Door Opener

Construction

• Roofing: Asphalt
• General: Blown-In InsulationVinyl SidingCopper Plumbing2Poured

Location

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

Lot

• Zoning: 146089-160-120-0003-017-000

Utilities

• Utilities: Cable AvailableElectricity ConnectedSewer ConnectedWater ConnectedFuses
• Water: ConnectedPublic
• Sewer: Connected

Financial

• Source: NYS_B