2211 Lyell Avenue, Gates, NY 14606

FOR SALE: 18.18% LLC Ownership of 2,000 Sq Ft Commercial Suite. Owner retiring—space will be delivered vacant. Current use is medical. Includes two combined office condo units (2,000 sq ft) plus a 2,000 sq ft partially finished basement ... Highlights include: Ideal owner-user opportunity; Ample parking, including HC spaces; Fully renovated in 2015 (vinyl plank flooring, paint, code updates); New furnace & AC (2015) ... Layout: 300 sq ft waiting/office; 1,200 sq ft open area; two 150 sq ft private rooms; private office w/ full bath + shower; Two additional HC-accessible bathrooms; Small kitchenette; 8 ft ceilings; Front & rear HC-accessible entrances and basement exit .... Commercial zoning; all up to code .... Operations: No HOA; Monthly LLC dues of $905 per unit (covers all common expenses) plus 2025 taxes of $2,680 and 2025 insurance of $838 .... Brick building; shingle roof (age unknown) .... Proof of funds for a cash purchase requested before showings.