Cushman & Wakefield | Pyramid Brokerage Company is pleased to offer for sale 401 East Amherst Street, a 16,821-square-foot office/industrial asset situated on 3.63 acres in Buffalo, NY. This freestanding, fully fenced property presents a rare NNN investment opportunity with a strong 9% cap rate, catering to investors seeking stable income with minimal landlord responsibilities.? The facility features 13,100 SF of finished office space and a 3,700 SF vehicle service center, supported by three (3) grade-level doors (14' x 14'), 25' clear heights, and dedicated parts and dispatch areas. Recent capital improvements—including a new roof, HVAC, repaved lot, lighting, flooring, and updated kitchen/bathrooms—ensure long-term functionality and appeal.? A compressed natural gas (CNG) station with a 2-million-gallon annual capacity adds unique infrastructure value, while the property’s strategic location—just 1 mile from Route 33 Kensington Expressway—provides excellent access to the greater Buffalo market. With parking for up to 185 vehicles, this site is ideally positioned to support logistics, fleet operations, or last-mile delivery.? Ideal for NNN investors seeking a turnkey asset with strong income and infrastructure in place.?