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$399,000
6 Beds ⋅ 2 Baths ⋅ B1712929 MLS
Two parcels together totaling about 8,140 sq. ft of combined lot area per Realist. 28 California St. includes a spacious 2-unit residence with 3 bedrooms and 1 full bath in each unit. Numerous improvements have been completed, including remodeled kitchens and bathrooms, new windows, drywall and paint, electrical wiring and fixtures, laminate flooring, and a metal roof. Additional updates include painted basement walls, sistered structural joist and support jacks, an updated second-floor pantry, attic improvements with new floorboards, and refreshed porch areas. Fully fenced yard with shed and above-ground pool. The adjoining 30 California St parcel provides additional outdoor space.

28 California Street, Buffalo
$114,900
5 Beds ⋅ 1 Baths ⋅ B1712952 MLS
Welcome to this 5 bedroom 1 full bathroom single family well maintained house priced to sell. The lower portion has living-dining , new kitchen, three bedrooms and one full bathroom. The second floor has two generous size bedrooms. The house has newer roof and is ready to move with solid mechanics. The house has partial basement and nice backyard. Must see. For square footage please refer to floor plans.

157 15th Street, Buffalo
$67,000
3 Beds ⋅ 1 Baths ⋅ B1713195 MLS

17 California Street, Buffalo
$75,000
4 Beds ⋅ 2 Baths ⋅ B1711570 MLS
407 Busti Ave provides a rare opportunity on Buffalo's Lower West Side, just steps from Ralph Wilson Jr Park—a world-class waterfront destination reshaping the neighborhood. This two-unit property pairs immediate cash flow with long-term upside. The lower unit is currently occupied and generating stable income. The upper unit is vacant and ready for renovation. While the property requires work throughout, strong bones and location upside make this an ideal value-add play in an emerging pocket of Buffalo.

407 Busti Avenue, Buffalo
$499,900
4 Beds ⋅ 3 Baths ⋅ B1711800 MLS
Timeless Elegance & Modern Luxury on Historic Mayfair Lane! An extraordinary opportunity to own a residence of distinction on Buffalo’s coveted Mayfair Lane. Designed by renowned architect E.B. Greene, this enchanting private lane is celebrated for its architectural character, tranquility, and proximity to the best of the city. With a recent $2 million lane renovation, Mayfair Lane offers a rare combination of historic beauty, privacy, and modern peace of mind—just moments from Elmwood Village, Allentown, downtown, and the Medical Campus. Beyond the newly remodeled lane, this exceptional townhouse welcomes you with a gracious foyer and generous coat storage. The beautifully appointed living room showcases pristine oak hardwood floors, a gas fireplace, custom built-ins, classic shutters, fresh paint, and a striking light fixture. An elegant formal dining room provides an ideal setting for entertaining. The fully remodeled kitchen blends timeless style with contemporary luxury. Beautiful marble countertops and backsplash, a ceramic sink, abundant cabinetry, and stainless-steel appliances create a space that is as refined as it is functional. The second-floor primary suite features three closets, a luxurious en-suite bath, and an inviting bay window. Two additional bedrooms offer exceptional flexibility, including one with its own en-suite bath. The third floor offers a spacious bonus room—additional to recorded square footage—plus substantial unfinished storage. The partially finished lower level adds a versatile bedroom or bonus room, full bath, and laundry/utility area. Modern comforts include central air, attached one-car garage parking, and an additional covered parking space. With its architectural pedigree, sophisticated renovations, abundant living space, and unparalleled location, this remarkable Mayfair Lane residence offers a lifestyle rarely found in Buffalo: historic character, contemporary luxury, and complete privacy within effortless reach of the city’s finest destinations.

5 Mayfair Lane, Buffalo
$489,900
4 Beds ⋅ 3 Baths ⋅ B1711522 MLS
Tucked within one of Buffalo’s most distinctive private enclaves, this exceptional end-unit on Mayfair Lane offers a rare opportunity to experience historic architecture with the ease of modern living. Designed by celebrated Buffalo architect E.B. Greene, Mayfair Lane is known for its intimate scale, graceful character, and peaceful setting—yet remains minutes from Elmwood Village, Allentown, downtown, and the Medical Campus. A recent $2 million renovation of the lane further enhances this private and picturesque setting. The front door entry on the upper lane level opens to a beautiful foyer and spacious living room featuring built-in bookshelves and a gas fireplace centerpiece. Large windows with custom shutters provide spectacular natural light, while stunning hardwood floors and quality finishes add warmth and character. The formal dining room, complete with mini-split A/C and a modern light fixture, is perfectly suited for entertaining. The generous modern kitchen includes all appliances and features beautiful pendant lighting. The gracious primary suite offers three closets, a built-in vanity, mini-split A/C, and an en-suite bath with a glass stall shower. Two additional bedrooms share a well-appointed bath with tub/shower and offer excellent versatility for family, guests, or a home office. The incredible third-floor family room provides additional living space, with wall-to-wall carpeting, built-in wall storage, a cedar closet, and mini-split A/C. Unfinished storage adds convenience. The lower-level entry features a coat closet, convenient laundry and utility room, and direct access to the attached garage. A bedroom/bonus room with mini-split A/C and a full en-suite bath creates an ideal private guest suite or flexible living area. Enjoy a one-car attached garage plus an additional covered parking space. Recent updates include a new hot water tank in 2022 and recent flashing work in the roof valley. With its desirable end-unit location, architectural pedigree, private setting, and proximity to Buffalo’s most vibrant neighborhoods, this Mayfair Lane offering is truly one of a kind.

8 Mayfair Lane, Buffalo
$189,999
4 Beds ⋅ 2 Baths ⋅ B1712678 MLS
Great Two-Unit property featuring spacious layouts in each unit, both offering 2 bedrooms and 1 full bathroom. Each unit includes a eat in kitchen. The home boasts durable newer roof, vented glass block windows and sits on a neighborhood street. Enjoy your backyard, perfect for outdoor activities. Great opportunity for owner-occupants or investors!

86 Ross Avenue, Buffalo
$360,000
3 Beds ⋅ 1 Baths ⋅ B1712646 MLS
A storybook cottage on one of Buffalo’s most enchanting hidden streets! Located on “Little Summer,” a quiet, one-way lane designed in the 1870s to evoke the charm of an English village, this distinctive 3-bedroom home offers historic character, surprising space & an incredible garden setting. The bright Great room features a dramatic cathedral ceiling, ceiling fan, built-in shelving & gas fireplace insert. Hardwood floors & colorful stained-glass windows add warmth & personality throughout. The flexible main level includes the primary bedroom, an updated full bath & a laundry room w/ washer, dryer & new utility sink, and an additional bedroom with a built-in Murphy bed & access to the patio through a sliding glass door. The eat-in kitchen offers ceramic tile flooring & included appliances. The 2nd floor space has potential as a third bedroom or office space with a solar attic fan. The backyard is a true urban oasis. Mature plantings surround a private, fully fenced patio with an in-ground bubbling hot tub, multiple seating areas & a storage/pump shed- an exceptional setting for relaxing or entertaining beneath the trees. A welcoming side porch provides another connection between the home & its storybook gardens. Thoughtful improvements include the *roof and gutters (2012), *high-efficiency heating system (2009), *renovated bath (2019), *updated kitchen (2003), *vinyl windows, ** ALL DONE IN LAST 3 YEARS: gas fireplace insert, sliding patio door, electrical & interior plumbing updates, patio drainage, upgraded sump pump w/ water powered back up, hot-tub pump & upgraded electrical service to the pump shed & a new elephant cover for the hot tub. An upgraded whole-house security system is also included. Little Summer is known for its historic cottages, lovingly maintained gardens & village-like atmosphere. The street has been recognized through Buffalo in Bloom & is a favorite w/ Garden Walk Buffalo. **Offers, if any, will be reviewed 9/15 at noon. Highest & best offers please. Sellers request no escalation clauses. Home is tenant occupied until the end of Sept. Property will be vacant at closing. OPEN HOUSE- SUN SEPT 13, 1-3pm

375 Summer Street, Buffalo
$225,000
2 Beds ⋅ 2 Baths ⋅ B1712473 MLS
VRP Pricing--Seller will entertain offers between $225,000-$275,000. Fully renovated 2-bed, 2-bath home on Buffalo’s Upper West Side. Rebuilt front porch, tiled vestibule with built-ins, new flooring, decorative fireplace, and fresh paint. Open kitchen with custom cabinets, quartz countertops, brass hardware, large island, stainless appliances, and tile backsplash, plus direct access to the rear deck and yard. Rare primary suite with walk-in closet, in-suite laundry, and modern bath. Tear-off roof, updated mechanicals, on-demand hot water, spray-foam crawlspace, modern lighting, and designer finishes. Exceptional design throughout — truly move-in ready with no updates or repairs needed.

153 Garner Avenue, Buffalo
$199,900
4 Beds ⋅ 2 Baths ⋅ B1712277 MLS
Fully renovated two-family home in Buffalo’s Black Rock neighborhood with low taxes and strong income potential. Ideal for an owner-occupant or investor. The lower unit was previously rented for $1,250/month, with potential combined rents exceeding $2,500/month. 10%+ cap rate. Extensive updates inside and outside the home, all since 2024. Some of the most notable: new tear-off roof, new HVAC upstairs, new interior and exterior doors, fresh interior and exterior paint, new vinyl flooring throughout, updated electrical outlets and switches, recessed lighting, and numerous plumbing, electrical, and cosmetic improvements. The upper unit showcases an opened-up floorplan, fully updated kitchen with new cabinetry, open shelving, stainless steel sink, dishwasher and stainless steel appliances. The bathroom includes an updated vanity and recessed sink, along with a new toilet. Three new mini-splits provide heating and cooling. The former drop ceiling has been removed and replaced with a fully drywalled ceiling. The lower unit includes updated kitchen cabinetry and a custom wooden beam partition. Exterior features separate entrances, stained porch and steps, painted exterior, fully fenced backyard with landscaping, automatic security lighting, and off-street parking. The basement offers two separate laundry hookups and machines, one set for each unit. A full attic provides additional storage potential. Numerous improvements throughout make this a turnkey two-family property with flexibility for both a killer investment and amenities for owner-occupant use. Don't miss out on 65 Grote Street!

65 Grote Street, Buffalo
$291,500
6 Beds ⋅ 3 Baths ⋅ S1712367 MLS
Amazing fix and flip duplex in Buffalo, NY. This duplex has a total square footage of 4,755 sq. ft. and sits on a lot of 4,185 sq. ft. At this price if you blink it will be SOLD. AS-IS SALE property. Buyers to inspect prior to bidding. The Buyer's due diligence needs to be conducted prior to bidding, as the high bidder will receive an AS-IS only contract.

410 Porter Avenue, Buffalo
$75,000
6 Beds ⋅ 2 Baths ⋅ B1711438 MLS
Welcome to 187 Efner Street, a full-brick duplex on Buffalo's West Side that has been owned and lived in by the same family since it was purchased in 1996. Generations of that family have called both units home, and the pride of ownership is evident throughout this 2,256-square-foot property. The home offers two stories plus a full basement and a full walk-up attic with pull-down stairs. The basement provides additional storage, though ceiling height is limited. Each unit features 3 bedrooms and 1 bathroom, and both units include in-unit laundry. Utilities are separately metered with 2 electric meters and 2 gas meters (1 shared water meter). Electrical service and circuit breaker panels for both units were fully updated approximately 3 years ago. Waste lines are a mix of steel and PVC with prior upgrades, and supply lines are a mix of steel and PEX. Lot dimensions are 28.75' x 90' (0.0594 acres). Location is a standout feature of this property: this pocket of the West Side sits between Porter Avenue, Niagara Street, and downtown Buffalo, directly benefiting from the $150 million Ralph Wilson Park renovation, including a brand-new pedestrian bridge connecting this neighborhood straight into the park. Front Park is also nearby, offering river views, soccer fields, tennis courts, a running track, and some of the best sunset views over the Niagara River anywhere in the city, along with a scenic riverside bike path. Recent comparable duplex sales within this specific West Side pocket highlight the value here: over the past approximately 500 days, duplex closings in this exact micro-market have ranged from roughly $99,000 to $162,000, several with less square footage, fewer original features, or fewer bedrooms per unit than 187 Efner offers. This is a rare opportunity to acquire a well-maintained, owner-occupied duplex with room for improvement in a rapidly appreciating pocket of Buffalo's West Side, whether you're an owner-occupant, house-hacker, or investor. Priced to move, open house is scheduled for Sunday, 9/6/2026 from 12:00pm-2:00pm with an offer deadline of Tuesday, September 15th at 5:00 PM.

187 Efner Street, Buffalo
$445,000
2 Beds ⋅ 4 Baths ⋅ B1711788 MLS
PREMIER WATERFRONT AREA TOWNHOME AWAITS AT BREAKWATERS! This exceptional residence offers the perfect blend of luxury, low maintenance living and breathtaking waterfront surroundings. You'll appreciate the spacious design, quality finishes and unbeatable location. Easy access to Lake Erie, walking and bike trails, Downtown, and the new Ralph Wilson Park undergoing a $110 million dollar renovation. Step inside through the inviting sun porch, complete with brand new windows (2026). The interior features hardwood flooring throughout main living areas and an abundance of natural light. Updated kitchen for everyday living and entertaining. The spacious primary suite is a true retreat, highlighted by a cathedral ceiling, walk-in cedar closet and sliding glass doors leading to a beautiful composite balcony. An adjoining sitting area also offers direct balcony access--perfect for enjoying your morning coffee or relaxing outdoors. Newer windows with between-the-glass blinds for style and convenience. The second bedroom is complemented by a full bath featuring a soaker tub. Access the finished lower level directly from the attached garage, or the first floor--where you'll find a Bonus Flex Space complete with vinyl plank flooring, custom built-ins, full bath, two closets, and a separate storage room. Ideal for a family room, guest suite, or home office. Additional updates include Furnace and HWT (2023), offering added peace of mind. EXPERIENCE THE LIFESTYLE YOU'VE BEEN WAITING FOR IN ONE OF THE AREAS MOST SOUGHT-AFTER WATERFRONT COMMUNITIES!

275 Lakefront Boulevard, Buffalo
$199,000
4 Beds ⋅ 4 Baths ⋅ B1711799 MLS
Great investment opportunity! This well-maintained four-unit property features four separate 1-bedroom, 1-bathroom apartments, offering an excellent opportunity for an investor looking to add a solid multi-family property to their portfolio. Each unit provides a functional layout with comfortable living space, a kitchen, bedroom, and full bathroom. With four individual units, the property offers multiple income streams and strong potential for rental income. Conveniently located near local amenities, shopping, dining, and transportation.

183 Roesch Avenue, Buffalo
$189,000
3 Beds ⋅ 2 Baths ⋅ B1711272 MLS
Welcome home to 37 Glor St, located in Buffalo’s historic Black Rock neighborhood, this is a rare 3-bedroom with 2 full bathrooms single-family home offering 1,200 sq ft of bright, modern living space with every major cosmetic and mechanical upgrade already completed. Exterior & Structural Highlights: Backyard: Fully fenced-in for maximum privacy, with a Shed for additional storage. Exterior: Features durable, long-lasting vinyl and aluminum siding for zero-fuss upkeep.New Roof (2018): Full tear-off replaced with new plywood and premium architectural shingles. Paved & Resealed Driveway (2018/2026): Convenient off-street parking, freshly resealed in 2026 for maximum durability. Energy-Efficient Windows (2018): New vinyl windows throughout to keep utility bills low. Modern Interior & Basement Highlights: Fully Updated Kitchen & Bathrooms(2018): Features beautiful new kitchen cabinets & modern bathrooms. Premium Flooring: Sleek, durable, and low-maintenance laminate flooring runs throughout the entire home. Clean, Bright Basement: Enjoy a painted, moisture-free basement secured with new glass block windows for maximum natural light, energy efficiency, and security. Major Mechanical Upgrades: New Heating (2025): Brand-new high-efficiency furnace installed to keep you cozy all winter long. New Hot Water Tank (2026): Freshly installed this year for worry-free efficiency. Nestled on a quiet street just off Military Road, you are seconds away from local transit, shopping, dining, and easy highway access.

37 Glor Street, Buffalo
$114,900
4 Beds ⋅ 2 Baths ⋅ B1711690 MLS
Welcome to 64 Reservation St! This two-family property offers two separate apartments, each featuring 2 bedrooms and 1 full bath. Both units are currently occupied by long-term tenants who have expressed an interest in remaining, offering an opportunity for continued rental income. Convenient Buffalo location with access to shopping, public transportation, and major routes. Whether adding to an existing portfolio or purchasing your first multi-family property, this is a great opportunity to own an occupied income-producing property.

64 Reservation Street, Buffalo
$150,000
1 Beds ⋅ 1 Baths ⋅ B1711482 MLS
Welcome to 111 Dart Street! Located on the City of Buffalo's west side, this beautifully renovated ranch offers single-story living in a functional footprint, w an impressive list of updates & energy-efficient improvements on an amazing sized lot. Outside is a welcoming covered front porch featuring low-maintenance vinyl railings w solar lighting, fresh landscaping, maintenance-free vinyl siding, new windows, blacktop driveway, & a fully fenced yard w storage shed all make the exterior as easy to care for as the interior. The bright, eat-in kitchen features crisp white cabinetry, modern hardware, updated countertops, tile backsplash, SS appliances include a refrigerator, five-burner range w exhaust hood, & dishwasher, along w pendant lighting, & a peninsula for convenient open dining area. Recessed lighting & durable laminate flooring continue through the main, cohesive living areas. The spacious bedroom features new white ash hardwood flooring, recessed lighting, ceiling fan, & oversized walk-in closet w pocket door & extensive custom shelving, providing exceptional storage. A renovated full bathroom, first-floor laundry, & rear utility room w direct backyard access add to the conveniences. Energy-efficiency & comfort improvements include a brand new, all-electric HVAC system ('24), including central A/C, heat pump, air handler & ductwork, along w extensive insulation upgrades of spray foam in the crawl space & blown-in cellulose in the attic. Additional updates include rear entry door ('25), stockade fence ('23), & comprehensive updated plumbing w replacement supply/drain lines ('23). This home offers convenient proximity to Buffalo State University, the Elmwood Village & surrounding West Side amenities, while also providing quick access to the Scajaquada Expressway, I-190 & the NYS Thruway. Exceptionally low property taxes, extensive renovations, low-maintenance exterior, efficient systems & a manageable footprint make this is an excellent opportunity for a first-time buyer, downsizer, investor, or anyone seeking a turnkey property in a highly accessible location. Seller reserves the right to set an offer deadline. Open House Saturday, 9/5 1pm-3pm.

111 Dart Street, Buffalo
$325,000
10 Beds ⋅ 3 Baths ⋅ B1710598 MLS
*Unique investment opportunity* at 152 Bird Ave featuring two separate homes on one property, conveniently located near Buffalo State University with easy access to Elmwood Village, Delaware Park, and many of Buffalo's popular destinations. This is a rare three-unit investment opportunity featuring a two-family home plus a detached single-family home on one lot that has remained in the same family for the past 73 years. The front home offers two units and showcases beautiful original character throughout, including preserved woodwork, two stunning fireplaces and newer roof (2022) full tear off. The rear property is a single-family home offering approximately 1,185 additional sq.ft. with tremendous potential for an investor or buyer ready to bring their vision to life. While extensive renovation is needed, improvements have already been started, including fresh drywall, recessed lighting, drain tile installed at the rear and side of the home, and foundation work in the rear kitchen area, where the structure has been lifted and additional support added. With three potential living units between the two homes, this property presents an exciting opportunity for investment, renovation, or future income potential. Bring your ideas and unlock the possibilities this unique property has to offer! Minimum of 24 hours notice is needed for private showings, 24-48 hour notice is preferred.

152 Bird Avenue, Buffalo
$110,000
3 Beds ⋅ 1 Baths ⋅ B1709968 MLS
Welcome to 401 Military Road. A large single with over 1700 sqft that highlights a large kitchen, 3 bedrooms plus a bonus 4th room, a spacious front porch, a partially fenced in private backyard and a separate laundry room with washer/dryer hookups. Conveniently located on a bus route and easy access to highways. Schedule a viewing of this bright and fresh property for your next home or rental property.

401 Military Road, Buffalo
$160,000
4 Beds ⋅ 1 Baths ⋅ B1710908 MLS
Relax on the covered front porch of this 4-bedroom, 1-bath home offering 1,554 square feet. As you step inside, you’ll find a spacious foyer with natural woodwork and built-in storage. The adjoining living room features hardwood flooring and a gas fireplace. The hardwood flooring continues into the formal dining room, where a beautiful natural wood box-beam ceiling adds warmth and character. The primary bedroom has a walk-in closet. The home also includes a full walk-up attic. Outside, the fully fenced yard leads to a 2.5-car detached garage with integrated storage. Major updates include the roof, furnace and tankless hot water system.

64 Henrietta Avenue, Buffalo
$299,900
5 Beds ⋅ 2 Baths ⋅ B1711051 MLS
This is a must see!! Live in one, rent the other. 197 Parkdale is a 2,479 sq ft two-family on one of the West Side's best one way streets, minutes from Elmwood Village, Buffalo State and the Medical Campus, and it is set up for exactly the buyer who wants a home that helps pay for itself. The 3-bedroom lower is vacant, updated and ready for you to move into at closing. The 2-bedroom upper is currently tenant-occupied, but will be delivered vacant at closing. The home features separately metered gas and electric, a private driveway, a full basement and attic, and sits on a 30 x 135 lot. You feel the updates living here — newer windows through much of the house, tiled baths. And the porch is the best feature: a full two-story Buffalo front porch, covered below, with an open upper deck off the second unit, so both halves of the house get their own outdoor room. It's the best seat on the street and the reason you'll be outside every evening from May to October. This is the duplex you've been waiting for!

197 Parkdale Avenue, Buffalo
$724,999
3 Beds ⋅ 2 Baths ⋅ B1710977 MLS
Welcome to 160 Dorchester Rd, a beautifully preserved 1917 gem set on one of Buffalo's most picturesque, tree lined streets, the kind that rarely comes up for sale. This 3 bedroom, 1.5 bath home blends timeless architectural character with real, recent updates, giving buyers the best of both worlds. Step inside to gleaming hardwood floors throughout and a stunning commercial size Viking kitchen stove, room for a kitchen island if desired, bathed in afternoon sun, already with generous counter and prep space for everyday living or entertaining. French doors lead into a formal dining room with soaring coffered ceilings, and the inviting living room centers around a cozy fireplace, perfect for cooler nights ahead. The front porch is made for morning coffee or evening unwinding. Upstairs, the primary suite offers a designer accent wall, recessed lighting, and its own fireplace, while a freshly renovated tile full bath round out the second floor, along with two additional bedrooms. The third floor adds two bright bonus rooms with impressive ceiling height, ideal as a home office, den, or guest space, complete with built in storage and truly unique views, Richardson Towers to the north and city of Buffalo to the south. Major systems are already handled for you: a brand new tear off roof in 2022, an updated high efficiency boiler, recently replaced gutters, and generously sized electrical service. Outside, enjoy a private garage, driveway, and a composite patio perfect for entertaining with grass area for outside games. With over 2,600 square feet of thoughtfully maintained space on one of the neighborhood's most sought after streets, this is a rare opportunity in today's market. Showings begin Thursday. Open house Saturday September 12th from 11AM-1PM. Square footage increase from tax records captures 3rd floor finished space with 2 rooms for office/den etc. as measured by Agent.

160 Dorchester Road, Buffalo
$249,000
6 Beds ⋅ 2 Baths ⋅ B1710637 MLS
Welcome to 162 14th St, Buffalo, NY 14213—a spacious two-family property presenting an excellent opportunity for investors or owner-occupants. The first-floor unit features 3 bedrooms, 1 full bathroom, a large kitchen, and generously sized living and dining rooms. The second-floor unit includes a spacious bedroom, large full bathroom, oversized kitchen, and huge living and dining areas. Both units feature abundant closet space throughout. The property also includes a full attic and full basement, providing substantial additional storage space. Located in Buffalo’s sought-after West Side, this property is conveniently close to Downtown Buffalo, restaurants, shopping, entertainment, schools, and major amenities.

162 14th Street, Buffalo
$119,900
3 Beds ⋅ 3 Baths ⋅ B1710861 MLS
Waiting for your vision to be executed situated just blocks from Five Points, where morning lines form outside Remedy House & Butter Block & evenings start with a stop at Paradise Wines.This project is not for the lipstick flip crowd but a true pro that understands design-forward architectural restorations and thoughtful amenity packages achieve record settings prices.Mid-stage demo is underway so access to walls,ceilings & floors including crawl space makes for stress free MEP followed by your crew finishing over winter ready for spring market.The 2,492 gross sq ft footprint easily supports a custom 3 bed / 2.5-bath floor plan w/ an incredibly attractive floorplan.Tearing down the collapsed rear structure reclaims the deep 148’ rear yard which provides the space to build a high-end outdoor living space that buyers are seeking in the city but can't find for under a million. All selected comps sit within an average of just ~0.48 miles from the subject property. With half of the active/closed dataset located less than a half-mile away, this valuation is anchored directly in the immediate neighborhood. Across 11 closed sales in the past year, comps averaged $401,364 ($203.69/sq ft) with a max closed price of $500,000 ($233.20/sq ft). Applying the neighborhood average ($203.49/sq ft) directly to the 2,492 sq ft tax record establishes a baseline ARV of $507,000 and with nearby active/pending comps pushing $233–$250+/sq ft ($580k–$625k+ ceiling).Sales data over the past 6 months shows demand accelerating, w/ closed comps commanding an average 1.15 Sale-to-List price ratio (buyers bidding up to 19% over asking), up from the 1-year average of 1.10 which aligns w/ Redfin and Zillow data consistently ranking Buffalo near the top for percentage of homes sold over list price, with over 54–65% of all homes commanding bidding wars.Days on Market averages 7 to 8 Days across both 6-month and 1-year datasets. Major national publications like The New York Times, Architectural Digest, and Forbe frequently highlight the West side of Buffalo as a premier example of urban historic restoration and commercial-residential synergy. High-end finished inventory in Five Points won't sit.

252 15th Street, Buffalo
$40,000
B1709250 MLS
COMMERCIAL LOT FOR SALE (28.5' x 120') • Zoned N-2C, Vacant Commercial Lot w/ Small Improvement •Business Expansion & Parking Income Potential • Current use is PARKING, but could be the home of YOUR next business • Existing parking lot configuration could be ideal for a neighboring business needing dedicated parking, nearby homeowners & landlords seeking off-street parking solutions, and investors seeking land w/ income-producing potential & a development upside • Also listed under LOT MLS# B1709248 & may be packaged with 310 West Ferry St for a discount. • BRING AN OFFER!

21 Grant Street, Buffalo
$40,000
B1709248 MLS
COMMERCIAL LOT FOR SALE (28.5' x 120') • Zoned N-2C, Vacant Commercial Lot w/ Small Improvement • Business Expansion & Parking Income Potential • Current use is PARKING, but could be the home of YOUR next business • Existing parking lot configuration could be ideal for neighboring businesses needing dedicated parking, nearby homeowners & landlords seeking off-street parking solutions, and investors considering land w/ income-producing potential & a development upside • Close to restaurants, retail, housing & public transportation • Located on the West Side w/ good vehicle & pedestrian traffic • If you think this could work for you - Bring an Offer! Also listed under LOT MLS# ________.

21 Grant Street, Buffalo
$40,000
B1709252 MLS
COMMERCIAL LOT FOR SALE (28.5' x 120') • Zoned N-2C, Vacant Commercial Lot w/ Small Improvement • Business Expansion & Parking Income Potential • Current use is PARKING, but could be the home of YOUR next business • Existing parking lot configuration could be ideal for a neighboring business needing dedicated parking, nearby homeowners & landlords seeking off-street parking solutions, and investors seeking land w/ income-producing potential & a development upside • If you think this could work for you, bring an offer! Also listed as COMMERCIAL MLS #B1709253,

310 W Ferry Street Unit N, Buffalo
$40,000
B1709253 MLS
COMMERCIAL LOT FOR SALE (30' x 111') • Zoned N-2C, Vacant Commercial Lot • New Business & Business Expansion Potential • Current use NONE - grassy lawn w/ fence • If you think this could be the home of YOUR next business - Bring an Offer! Also listed under LOT MLS #B1709252.

310 W Ferry Street Unit N, Buffalo
$389,000
3 Beds ⋅ 3 Baths ⋅ B1710559 MLS
116 College St. — A true Allentown gem! This beautifully maintained three-unit property is in excellent condition and offers the rare convenience of a two-car garage. Ideally located in the heart of Allentown and 20 steps to Allen St!, this property is a fantastic opportunity for an owner-occupant or investor. *The first-floor front unit features a spacious living room, formal dining room, large eat-in kitchen, updated full bath, and generously sized bedroom with ample closet space. Original hardwood floors and fresh paint throughout add warmth and character. *The cozy first-floor rear unit offers a comfortable open-concept living, dining, and kitchen area with heated flooring, plus a bedroom and newer full bath also with heated flooring. *The upper unit, complete with its own inviting front porch, is equally impressive. The bright (skylights), open living and dining area provides a welcoming space to relax and enjoy. A remodeled kitchen and full bath add modern convenience, while the large bedroom offers abundant closet and storage space. Outside, you'll find a perfectly sized yard and a two-car garage, a desirable feature in this neighborhood. With its excellent condition, versatile layout, updated amenities, original character, and prime Allentown location, 116 College St. is a must-see!

116 College Street, Buffalo
$365,000
3 Beds ⋅ 4 Baths ⋅ B1710597 MLS
Expand your investment portfolio with this fully occupied three-unit brick property located in Buffalo's desirable West Village Historic District. Featuring hardwood and tile flooring throughout, this well-maintained property combines timeless character with durable finishes and the location offers easy access to downtown Buffalo, shopping, restaurants, parks, and other everyday amenities. With two out of three units currently occupied, this is a income-producing opportunity for investors looking to establish or grow their Buffalo rental portfolio. Also available as part of a package sale with 97 Prospect Avenue, offering an excellent opportunity to acquire multiple income-producing properties in one transaction.

99 Prospect Avenue, Buffalo