3964 Southwestern Blvd, Orchard Park, NY, 14127
About This Home
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.
Getting Around
Car-Dependent
Very Limited Transit
Somewhat BikeableSchools
Construction
Condition
- Property condition: Resale
- Year built: 1948
Materials
- Foundation: Poured
- Roof: Asphalt
- Construction materials: Blown-In Insulation,Vinyl Siding,Copper Plumbing
Type & Style
- Home type: SingleFamily
- Architectural style: Cape Cod,Two Story
- Property subType: Single Family Residence
Interior
Appliances
- Appliances included: Gas Oven,Gas Range,Gas Water Heater,Microwave,Refrigerator
- Laundry features: In Basement
Basement
- Has basement: Yes
- Basement: Full
Bedrooms & Bathrooms
- Bedrooms: 4
- Bathrooms: 1
- Full bathrooms: 1
- Main level bathrooms: 1
- Main level bedrooms: 2
Features
- Eat-in Kitchen,Bedroom on Main Level
- Flooring: Carpet,Ceramic Tile,Hardwood,Varies
Heating
- Heating features: Gas,Forced Air
Interior Area
- Total structure area: 1,112
- Total interior livable area: 1,112 sqft
Property
Details
- Parcel number: 1460891601200003017000
- Special condition: Standard
Features
- Levels: Two
- Stories: 2
- Patio & porch: Patio
- Exterior features: Blacktop Driveway,Patio,Private Yard,See Remarks
Lot
- Lot size: 0.63 Acres
- Features: Rectangular,Rectangular Lot
- Lot size dimensions: 100 x 315
Parking
- Total spaces: 2
- Parking features: Detached,Garage,Storage,Driveway,Garage Door Opener
- Has garage: Yes
- Attached garage spaces: 2
- Covered spaces: 2
Climate Risk is Financial Risk
Every home has a financial story beyond the listing price. Below, you’ll see the climate risks that could affect this property — and in Bills & Affordability, how those risks may influence repairs, insurance, utilities, and long-term value.
Biggest Threats for This Home
- Cold Wave
- Inland Flooding
- Winter Weather
- Tsunami
How This Home’s Risks Compare
FEMA Declared Disasters in Erie County and New York
Understanding the Costs
Financial advisors generally recommend spending no more than 30% of your gross household income on housing costs. In practice, many households stretch to 35% or beyond — especially in high-cost markets.
Estimated Costs Today
| Monthly | Annual | |
|---|---|---|
| Mortgage | $5,056 | $60,672 |
| Home Insurance * | $260 | $3,120 |
| Property Taxes | $1,433 | $17,196 |
| Electricity | $246 | $2,954 |
| Total | $6,995 | $83,940 |
Income You'd Need if You Spent...
New York FAIR Plan Programs
How Costs Could Change Over Time
Climate risk is quickly impacting all of the major home ownership costs. Adjust the growth rates and percentage of income spent on housing below to see how your housing costs could change over the next 10 years — and what income you'd need to keep up.
Comparing Against the Market
Price Per Sq Ft
vs Other Active Listings
Avg $/sqft
vs Homes Sold Last Month
Median $/sqft
Current Market Trends
Median Price Per Square Foot
The median price per square foot of homes sold in this area each month. Compare this to this listing's price per square foot to gauge whether the home is priced in line with recent sales.
Historicals for This Listing
Zestimate History ($/sqft)
Price History
| Date | Event | Price |
|---|---|---|
| 2025-12-13 | Listed for sale | $1,000,000 |
| 2025-10-24 | Listing removed | $1,000,000 |
| 2023-11-10 | Listed for sale | $1,000,000 |
| 2023-07-24 | Sold | $180,000 |
| 2019-06-07 | Sold | $127,500 |
| 2019-03-04 | Pending sale | $124,900 |
| 2018-08-15 | Price change | $124,900 |
| 2018-06-26 | Listed for sale | $129,900 |
| 2017-07-21 | Sold | $105,000 |
| 2017-06-13 | Pending sale | $119,900 |
| 2017-05-10 | Price change | $119,900 |
| 2017-04-17 | Price change | $121,500 |
| 2017-04-13 | Price change | $119,900 |
| 2017-01-16 | Price change | $124,900 |
| 2016-11-18 | Price change | $129,900 |
| 2016-10-24 | Listed for sale | $139,900 |
| 2016-07-27 | Listing removed | $169,900 |
| 2016-02-27 | Price change | $169,900 |
| 2016-01-27 | Listed for sale | $184,900 |
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