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Welcome to 11867 Big Tree Road! This 3-bedroom, 2-full-bath raised ranch offers pond views, a spacious yard, and plenty of room inside and out. The main level features a large living room with sliding glass doors to the rear balcony overlooking the pond. The kitchen includes plenty of cabinet space, a center island, and a bay window. All three bedrooms are on the main level, along with a full bathroom. Downstairs, the finished lower level offers a second living area with brick accents and sliding glass doors to the backyard. A second full bathroom, laundry area, and attached two-car garage add convenience. Outside, the gazebo by the pond offers a great spot to relax or spend time with friends. Enjoy a country setting while staying just a short drive from the shops and restaurants in East Aurora. If you’ve been looking for the best of both worlds, this is one you’ll want to check out!

3 Beds ⋅ 2 Baths ⋅ B1721790 MLS

Welcome to 11867 Big Tree Road! This 3-bedroom, 2-full-bath raised ranch offers pond views, a spacious yard, and plenty of room inside and out. The main level features a large living room with sliding glass doors to the rear balcony overlooking the pond. The kitchen includes plenty of cabinet space, a center island, and a bay window. All three bedrooms are on the main level, along with a full bathroom. Downstairs, the finished lower level offers a second living area with brick accents and sliding glass doors to the backyard. A second full bathroom, laundry area, and attached two-car garage add convenience. Outside, the gazebo by the pond offers a great spot to relax or spend time with friends. Enjoy a country setting while staying just a short drive from the shops and restaurants in East Aurora. If you’ve been looking for the best of both worlds, this is one you’ll want to check out!

11867 Big Tree Road, Wales

$249,900

WELCOME TO 9538 WARNER GULF ROAD IN THE HOLLAND SCHOOL DISTRICT! This well-maintained, longtime-owned 3-bedroom, 2.5-bath raised ranch offers a versatile floor plan, generously sized rooms & plenty of space to entertain! A large front stoop leads to double entry doors that open into a foyer with staircases leading to both levels. Upstairs, you'll find a bright & airy living room that flows seamlessly into the dining area, creating a wonderful space for everyday living & gatherings! The dining area overlooks the upper-level deck, complete with a retractable awning & peaceful backyard views. The kitchen offers abundant cabinetry, a convenient peninsula with plenty of counter space & all appliances included! The impressive primary suite easily accommodates a king-size bed & features multiple closets along with a private ensuite bathroom with a walk-in shower! An additional bedroom & full hallway bathroom with convenient linen storage complete the main level. Downstairs, the finished lower level offers even more living space, including a third bedroom with a closet, updated half bathroom & a fantastic recreation room featuring a pool table & dry bar, BOTH INCLUDED! Perfect for entertaining, game nights or simply relaxing! You'll also find a large laundry room with washer & dryer included, along with an easily accessible mechanical room housing the boiler, sump pump & electrical panel. Enjoy direct access to the attached, heated 1-car garage with automatic door opener. Outside, the private backyard offers plenty of room to enjoy the outdoors, along with storage sheds for lawn equipment, tools & seasonal belongings. Lot Size: 0.79/acre. LOVINGLY MAINTAINED BY ITS LONGTIME OWNER, THIS SOLID HOME OFFERS COMFORTABLE LIVING, A BEAUTIFUL SETTING & SO MUCH POTENTIAL TO MAKE IT YOUR OWN! DON'T MISS YOUR OPPORTUNITY TO BE SETTLED IN BEFORE THE HOLIDAYS! (Square footage based on floor plans attached in the MLS) All offers, if any, are due by 10/20/2026 at 10 AM!

3 Beds ⋅ 3 Baths ⋅ B1721779 MLS

WELCOME TO 9538 WARNER GULF ROAD IN THE HOLLAND SCHOOL DISTRICT! This well-maintained, longtime-owned 3-bedroom, 2.5-bath raised ranch offers a versatile floor plan, generously sized rooms & plenty of space to entertain! A large front stoop leads to double entry doors that open into a foyer with staircases leading to both levels. Upstairs, you'll find a bright & airy living room that flows seamlessly into the dining area, creating a wonderful space for everyday living & gatherings! The dining area overlooks the upper-level deck, complete with a retractable awning & peaceful backyard views. The kitchen offers abundant cabinetry, a convenient peninsula with plenty of counter space & all appliances included! The impressive primary suite easily accommodates a king-size bed & features multiple closets along with a private ensuite bathroom with a walk-in shower! An additional bedroom & full hallway bathroom with convenient linen storage complete the main level. Downstairs, the finished lower level offers even more living space, including a third bedroom with a closet, updated half bathroom & a fantastic recreation room featuring a pool table & dry bar, BOTH INCLUDED! Perfect for entertaining, game nights or simply relaxing! You'll also find a large laundry room with washer & dryer included, along with an easily accessible mechanical room housing the boiler, sump pump & electrical panel. Enjoy direct access to the attached, heated 1-car garage with automatic door opener. Outside, the private backyard offers plenty of room to enjoy the outdoors, along with storage sheds for lawn equipment, tools & seasonal belongings. Lot Size: 0.79/acre. LOVINGLY MAINTAINED BY ITS LONGTIME OWNER, THIS SOLID HOME OFFERS COMFORTABLE LIVING, A BEAUTIFUL SETTING & SO MUCH POTENTIAL TO MAKE IT YOUR OWN! DON'T MISS YOUR OPPORTUNITY TO BE SETTLED IN BEFORE THE HOLIDAYS! (Square footage based on floor plans attached in the MLS) All offers, if any, are due by 10/20/2026 at 10 AM!

9538 Warner Gulf Road, Holland

$349,999

Welcome to 4843 Jacks Trail! Perfectly situated in the highly sought-after Orchard Park School District, this exceptional, fully updated home leaves no stone unturned. Every inch of this home has been tastefully renovated with premium finishes and unmatched attention to detail. Step through the warm, welcoming foyer into a spacious, cozy living room that flows seamlessly into a stunning kitchen complete with new cabinetry, granite countertops, and stainless-steel appliances. The main level also features three comfortably sized bedrooms, a fully updated bath, and stylish new flooring throughout. Direct entry from the attached garage (with built-in storage) leads into a custom mudroom and an expansive lower-level recreation room with a cozy fireplace. Step outside through sliding glass doors to your private backyard paradise—an outdoor oasis featuring a large, covered deck, stamped concrete patio, poolside entertainment area, mature Arborvitaes, and exquisite landscaping. The main attraction is the fully heated, 15,000-gallon oasis-shaped Colley's pool equipped with a Vanquish self-cleaning system, new liner, step spa, four deck jets, and a 360-gallon spillover spa. Complete with major 2024 mechanical upgrades—including a new hot water tank, furnace, and central A/C—this move-in-ready sanctuary truly has it all! Showings begin at the open house Sunday (10/11) from 11am-1pm. Offers will be reviewed Monday (10/19) at 4pm.

3 Beds ⋅ 2 Baths ⋅ B1721001 MLS

Welcome to 4843 Jacks Trail! Perfectly situated in the highly sought-after Orchard Park School District, this exceptional, fully updated home leaves no stone unturned. Every inch of this home has been tastefully renovated with premium finishes and unmatched attention to detail. Step through the warm, welcoming foyer into a spacious, cozy living room that flows seamlessly into a stunning kitchen complete with new cabinetry, granite countertops, and stainless-steel appliances. The main level also features three comfortably sized bedrooms, a fully updated bath, and stylish new flooring throughout. Direct entry from the attached garage (with built-in storage) leads into a custom mudroom and an expansive lower-level recreation room with a cozy fireplace. Step outside through sliding glass doors to your private backyard paradise—an outdoor oasis featuring a large, covered deck, stamped concrete patio, poolside entertainment area, mature Arborvitaes, and exquisite landscaping. The main attraction is the fully heated, 15,000-gallon oasis-shaped Colley's pool equipped with a Vanquish self-cleaning system, new liner, step spa, four deck jets, and a 360-gallon spillover spa. Complete with major 2024 mechanical upgrades—including a new hot water tank, furnace, and central A/C—this move-in-ready sanctuary truly has it all! Showings begin at the open house Sunday (10/11) from 11am-1pm. Offers will be reviewed Monday (10/19) at 4pm.

4843 Jacks Trl, Hamburg

$200,000

PRICED TO SELL! Welcome to 360 Darwin Drive, a traditional two-story A-frame single-family home on a great lot in one of the most desirable, convenient parts of Amherst. Homes in this location rarely come along at this price point, and this one is ready for a buyer with vision to step in and make it their own. Inside you will find three bedrooms and one full bath, plus a half bath in the basement with the potential to be converted into a second full bath. Hardwood floors run throughout the living spaces, and the home's character shines through in the beautiful curved wood molding framing the windows and doorways, the kind of craftsmanship that is hard to find in newer construction. The basement offers additional storage and flexible space to grow into. Outside, a concrete and blacktop driveway leads to a one-car detached garage that was converted into additional living space and could easily be returned to a fully functioning garage. Out back, the patio is ready for grilling, entertaining, and relaxing on a lot that gives you room to enjoy the outdoors. Let's be upfront: cosmetically, this home needs updating and it is being sold strictly AS-IS. That is exactly the opportunity. Buyers who can see past the finishes will recognize the value in the lot, the layout, the solid traditional bones, and the Amherst address. Whether you are an owner-occupant looking to build equity, an investor, or a renovator, this is a chance to get into a great part of town at a number that leaves real room to add value. Seller preference will be given to cash offers with no inspection contingencies and a quick closing. Seller is also requesting a post-closing occupancy period of 30 to 60 days, and up to 90 days if permissible, to allow time to transition into their next home. Please include your proposed occupancy terms with your offer. Clean terms and a smooth transition will carry real weight with the seller. Homes in this part of Amherst at this price do not last, so schedule your showing today and get your best offer in before the deadline! Don't miss it!

4 Beds ⋅ 2 Baths ⋅ B1720058 MLS

PRICED TO SELL! Welcome to 360 Darwin Drive, a traditional two-story A-frame single-family home on a great lot in one of the most desirable, convenient parts of Amherst. Homes in this location rarely come along at this price point, and this one is ready for a buyer with vision to step in and make it their own. Inside you will find three bedrooms and one full bath, plus a half bath in the basement with the potential to be converted into a second full bath. Hardwood floors run throughout the living spaces, and the home's character shines through in the beautiful curved wood molding framing the windows and doorways, the kind of craftsmanship that is hard to find in newer construction. The basement offers additional storage and flexible space to grow into. Outside, a concrete and blacktop driveway leads to a one-car detached garage that was converted into additional living space and could easily be returned to a fully functioning garage. Out back, the patio is ready for grilling, entertaining, and relaxing on a lot that gives you room to enjoy the outdoors. Let's be upfront: cosmetically, this home needs updating and it is being sold strictly AS-IS. That is exactly the opportunity. Buyers who can see past the finishes will recognize the value in the lot, the layout, the solid traditional bones, and the Amherst address. Whether you are an owner-occupant looking to build equity, an investor, or a renovator, this is a chance to get into a great part of town at a number that leaves real room to add value. Seller preference will be given to cash offers with no inspection contingencies and a quick closing. Seller is also requesting a post-closing occupancy period of 30 to 60 days, and up to 90 days if permissible, to allow time to transition into their next home. Please include your proposed occupancy terms with your offer. Clean terms and a smooth transition will carry real weight with the seller. Homes in this part of Amherst at this price do not last, so schedule your showing today and get your best offer in before the deadline! Don't miss it!

360 Darwin Drive, Amherst

$349,900

Welcome to this move-in ready 3 bedroom, 1.5 bath homestead set back on a picturesque 4+ acre wooded lot! This great home has been lovingly maintained by its long term owners of 30+ years with tons of thoughtful updates throughout including new roof in 2016, new windows in 2024, boiler in 2017, hot water tank in 2020, sump pump replaced in 2026, all new electrical in 2008, beautiful hardwood flooring installed in 2016 & new front door & entry remodel in 2013. Great floorplan with tons of natural light throughout. Room on lower level could be used as fourth bedroom. Full bathroom was completely remodeled in 2025 with beautiful tiling throughout and granite countertops. Half bath remodel in 2026. Kitchen includes all appliances & features quartz countertops & spacious pantry. Sliding glass doors off both dining room & family room lead to extra large 2 tiered patio & deck, perfect for entertaing and overlooking your private park-like backyard. Spacious garage is finished & heated with new insulated overhead doors in 2019. Massive 45x26' barn has brand new roof in 2026 and is perfect for storing side-by-sides, boats, tractors etc. or converting into workshop or hobby farm. Endless possibilities! Trail behind house is great for hunting, dirt bikes & ATVs and leads to snowmobile trail! Located in highly sought after Alden Central School District. Very desirable location with exceptionally low annual taxes. Don't miss your chance to own this impressive home that offers the perfect layout for comfortable every day living and unparalleled outdoor freedom! Schedule your tour today! Any offers will be reviewed on Tuesday, 10/13.

3 Beds ⋅ 2 Baths ⋅ B1719848 MLS

Welcome to this move-in ready 3 bedroom, 1.5 bath homestead set back on a picturesque 4+ acre wooded lot! This great home has been lovingly maintained by its long term owners of 30+ years with tons of thoughtful updates throughout including new roof in 2016, new windows in 2024, boiler in 2017, hot water tank in 2020, sump pump replaced in 2026, all new electrical in 2008, beautiful hardwood flooring installed in 2016 & new front door & entry remodel in 2013. Great floorplan with tons of natural light throughout. Room on lower level could be used as fourth bedroom. Full bathroom was completely remodeled in 2025 with beautiful tiling throughout and granite countertops. Half bath remodel in 2026. Kitchen includes all appliances & features quartz countertops & spacious pantry. Sliding glass doors off both dining room & family room lead to extra large 2 tiered patio & deck, perfect for entertaing and overlooking your private park-like backyard. Spacious garage is finished & heated with new insulated overhead doors in 2019. Massive 45x26' barn has brand new roof in 2026 and is perfect for storing side-by-sides, boats, tractors etc. or converting into workshop or hobby farm. Endless possibilities! Trail behind house is great for hunting, dirt bikes & ATVs and leads to snowmobile trail! Located in highly sought after Alden Central School District. Very desirable location with exceptionally low annual taxes. Don't miss your chance to own this impressive home that offers the perfect layout for comfortable every day living and unparalleled outdoor freedom! Schedule your tour today! Any offers will be reviewed on Tuesday, 10/13.

1470 Eastwood Road, Marilla

$249,900

Welcome to 80 Wilkshire Place in the heart of the Village of Lancaster! This charming 3-bedroom, 1-bath Cape Cod offers a bright, functional layout with key major updates throughout. The main level features a formal dining room, full updated kitchen, a first-floor bedroom and full bath access. Upstairs, you’ll find two additional bedrooms equipped with a mini-split heating and cooling unit added in 2022 for optimal comfort. The home features LVP flooring throughout the entire house. Notable updates include a tear-off roof (2018) and hot water tank (2018). Enjoy WNY summers on your back deck, with a fully fenced backyard (fresh grass seed recently planted), and shed for additional storage. Unbeatable location within walking distance to local dining, shopping, parks, and village amenities!

3 Beds ⋅ 1 Baths ⋅ B1719098 MLS

Welcome to 80 Wilkshire Place in the heart of the Village of Lancaster! This charming 3-bedroom, 1-bath Cape Cod offers a bright, functional layout with key major updates throughout. The main level features a formal dining room, full updated kitchen, a first-floor bedroom and full bath access. Upstairs, you’ll find two additional bedrooms equipped with a mini-split heating and cooling unit added in 2022 for optimal comfort. The home features LVP flooring throughout the entire house. Notable updates include a tear-off roof (2018) and hot water tank (2018). Enjoy WNY summers on your back deck, with a fully fenced backyard (fresh grass seed recently planted), and shed for additional storage. Unbeatable location within walking distance to local dining, shopping, parks, and village amenities!

80 Wilkshire Place, Lancaster

$299,900

OPEN HOUSE SUNDAY OCT 25 1-3! Natural light is present in every room--it gives this home a warm feeling! Located on a quiet street in Sweet Home School District, this split level home has room for all. The spacious living room features a gas fireplace (NRTC) for those coming chilly nights! The dining room L gives flexibility in table size when hosting a crowd! The kitchen has plenty of cupboards, drawers--a place for everything! The family room is bonus space not usually found in today's typical home, it can be a playroom, media room, home office, sports gathering room--use your imagination. There is a rec room in the basement, and has a cool little storage room with built in drawers. There are three bedrooms and 2 full baths. Another feature the Sellers loved was the amount of storage space this house has. Outside, is a patio with a canvas awning, overlooking a large private yard and beautiful landscaping!! Come take a look!

3 Beds ⋅ 2 Baths ⋅ B1719656 MLS

OPEN HOUSE SUNDAY OCT 25 1-3! Natural light is present in every room--it gives this home a warm feeling! Located on a quiet street in Sweet Home School District, this split level home has room for all. The spacious living room features a gas fireplace (NRTC) for those coming chilly nights! The dining room L gives flexibility in table size when hosting a crowd! The kitchen has plenty of cupboards, drawers--a place for everything! The family room is bonus space not usually found in today's typical home, it can be a playroom, media room, home office, sports gathering room--use your imagination. There is a rec room in the basement, and has a cool little storage room with built in drawers. There are three bedrooms and 2 full baths. Another feature the Sellers loved was the amount of storage space this house has. Outside, is a patio with a canvas awning, overlooking a large private yard and beautiful landscaping!! Come take a look!

233 Glendale Drive, Tonawanda

$249,999

Back on the Market & Priced to Sell ! Located in the heart of the Village of Williamsville, this charming 4-bedroom, 1.5-bath home offers an incredible opportunity to own in one of the area's most sought-after neighborhoods. Enjoy a walkable lifestyle with Main Street's local shops, restaurants, parks, community events, and walking trails just moments away. Filled with character and lovingly maintained over the years, this home offers a spacious layout ready for your personal touch. The bright living and dining room combination provides an inviting space for everyday living and entertaining, while the cozy rear family room, complete with a beautiful fireplace, is the perfect place to gather and unwind. Just off the kitchen, a versatile bonus room offers endless possibilities to fit your needs—expand your entertaining space or transform into a large dining room. The primary bedroom features a walk-in shower and offers an excellent opportunity to design the ensuite bathroom you've always envisioned. Outside, you'll find an oversized two-car garage, an extended driveway with ample parking, and a private backyard with no immediate rear neighbors. Enjoy peaceful mornings or relaxing evenings on the deck while taking in the quiet surroundings. Whether you're looking to move right in and update over time or bring your renovation ideas to life, this home offers exceptional potential. With a little TLC, you can transform this beautiful property into the home of your dreams. Offering generous living space, a flexible floor plan, and endless opportunities to add your own style and value, 209 California Drive is a rare chance to create your perfect home in an unbeatable Village location. Back on the market at no fault to the seller or property. The seller will review offers on 10/8.

4 Beds ⋅ 2 Baths ⋅ B1719030 MLS

Back on the Market & Priced to Sell ! Located in the heart of the Village of Williamsville, this charming 4-bedroom, 1.5-bath home offers an incredible opportunity to own in one of the area's most sought-after neighborhoods. Enjoy a walkable lifestyle with Main Street's local shops, restaurants, parks, community events, and walking trails just moments away. Filled with character and lovingly maintained over the years, this home offers a spacious layout ready for your personal touch. The bright living and dining room combination provides an inviting space for everyday living and entertaining, while the cozy rear family room, complete with a beautiful fireplace, is the perfect place to gather and unwind. Just off the kitchen, a versatile bonus room offers endless possibilities to fit your needs—expand your entertaining space or transform into a large dining room. The primary bedroom features a walk-in shower and offers an excellent opportunity to design the ensuite bathroom you've always envisioned. Outside, you'll find an oversized two-car garage, an extended driveway with ample parking, and a private backyard with no immediate rear neighbors. Enjoy peaceful mornings or relaxing evenings on the deck while taking in the quiet surroundings. Whether you're looking to move right in and update over time or bring your renovation ideas to life, this home offers exceptional potential. With a little TLC, you can transform this beautiful property into the home of your dreams. Offering generous living space, a flexible floor plan, and endless opportunities to add your own style and value, 209 California Drive is a rare chance to create your perfect home in an unbeatable Village location. Back on the market at no fault to the seller or property. The seller will review offers on 10/8.

209 California Drive, Amherst

$559,900

**LOCATION, LOCATION, LOCATION!** Welcome to this fantastic 3-unit multifamily property perfectly situated in the heart of Buffalo’s highly desirable Allentown neighborhood! Whether you’re looking to owner-occupy, house-hack, or add a solid investment property to your portfolio, this property offers incredible flexibility and opportunity. The spacious upper apartment occupies the entire second floor and features an impressive 4 bedrooms and 2 full bathrooms, while the large first-floor apartment spans the entire first floor and offers 2 bedrooms and 1 full bathroom. A separate rear unit provides an additional 2 bedrooms and 1 full bathroom, creating three distinct living spaces with separate utilities. Original hardwood floors throughout add character and charm, while numerous mechanical updates provide peace of mind, including hot water tanks from 2023, 2024, and 2025, and furnaces/AC systems from 2018, 2021, and 2025. The property also offers 4 off-street parking spaces and a shared outdoor courtyard, providing valuable amenities that are especially desirable in the heart of the city. Live in one unit and let the rental income from the other two help pay down your mortgage, or take advantage of the property as a full investment. And the location is hard to beat — just steps from Allen Street’s popular bars, restaurants, nightlife, and entertainment, with easy access to everything downtown Buffalo and the surrounding city neighborhoods have to offer. A rare opportunity to own a versatile three-family property in one of Buffalo’s most vibrant and sought-after locations!

8 Beds ⋅ 4 Baths ⋅ B1717330 MLS

**LOCATION, LOCATION, LOCATION!** Welcome to this fantastic 3-unit multifamily property perfectly situated in the heart of Buffalo’s highly desirable Allentown neighborhood! Whether you’re looking to owner-occupy, house-hack, or add a solid investment property to your portfolio, this property offers incredible flexibility and opportunity. The spacious upper apartment occupies the entire second floor and features an impressive 4 bedrooms and 2 full bathrooms, while the large first-floor apartment spans the entire first floor and offers 2 bedrooms and 1 full bathroom. A separate rear unit provides an additional 2 bedrooms and 1 full bathroom, creating three distinct living spaces with separate utilities. Original hardwood floors throughout add character and charm, while numerous mechanical updates provide peace of mind, including hot water tanks from 2023, 2024, and 2025, and furnaces/AC systems from 2018, 2021, and 2025. The property also offers 4 off-street parking spaces and a shared outdoor courtyard, providing valuable amenities that are especially desirable in the heart of the city. Live in one unit and let the rental income from the other two help pay down your mortgage, or take advantage of the property as a full investment. And the location is hard to beat — just steps from Allen Street’s popular bars, restaurants, nightlife, and entertainment, with easy access to everything downtown Buffalo and the surrounding city neighborhoods have to offer. A rare opportunity to own a versatile three-family property in one of Buffalo’s most vibrant and sought-after locations!

32 Irving Place, Buffalo

$290,155

WELCOME TO 155 FARMINGDALE OPPORTUNITY FOR ADDED INCOME FOR OWNER RESIDENT OR HIGH DEMAND RENTAL AREA IN MARYVALE SCHOOL DISTRICT WHILE YOU SLEEP; 3/3 SIDE BY SIDE DOUBLE UNIT; EACH SIDE HAS SPACIOUS ROOMS WITH A PRIVATE BASEMENT;FRESH PAINT ON LEFT SIDE; CARPET AND HARDWOOD FLOORING IN SELECTED AREAS WITH THE UPPERS HAVE MAJORITY OF HARDWOOD FLOORS; L SIDE UNIT HAS REFRIGERATOR & COUNTER MICROWAVE,CLOTHES WASHER & DRYER INCLUDED WITH SALE;THE LIVING ROOMS FLOW TO THE DINING AREAS;THE RIGHT SIDE UNIT CURRENTLY LEASED TIL JUNE 2027;HAS SAME LAYOUT WITH STOVE & REFRIGERATOR INCLUDED WITH THE LEASED PROPERTY;THE 3 BEDROOMS ON UPPER LEVEL HAVE CLOSETS AS WELL AS OTHER STORAGE UNITSWITH THE FULL BATH ON UPPER LEVEL;SOME NEWER WINDOWS;SUMP PUMP 1/26; L SIDE REMODELED BATH 2024; SO WELL MAINTAINED!

6 Beds ⋅ 2 Baths ⋅ B1717049 MLS

WELCOME TO 155 FARMINGDALE OPPORTUNITY FOR ADDED INCOME FOR OWNER RESIDENT OR HIGH DEMAND RENTAL AREA IN MARYVALE SCHOOL DISTRICT WHILE YOU SLEEP; 3/3 SIDE BY SIDE DOUBLE UNIT; EACH SIDE HAS SPACIOUS ROOMS WITH A PRIVATE BASEMENT;FRESH PAINT ON LEFT SIDE; CARPET AND HARDWOOD FLOORING IN SELECTED AREAS WITH THE UPPERS HAVE MAJORITY OF HARDWOOD FLOORS; L SIDE UNIT HAS REFRIGERATOR & COUNTER MICROWAVE,CLOTHES WASHER & DRYER INCLUDED WITH SALE;THE LIVING ROOMS FLOW TO THE DINING AREAS;THE RIGHT SIDE UNIT CURRENTLY LEASED TIL JUNE 2027;HAS SAME LAYOUT WITH STOVE & REFRIGERATOR INCLUDED WITH THE LEASED PROPERTY;THE 3 BEDROOMS ON UPPER LEVEL HAVE CLOSETS AS WELL AS OTHER STORAGE UNITSWITH THE FULL BATH ON UPPER LEVEL;SOME NEWER WINDOWS;SUMP PUMP 1/26; L SIDE REMODELED BATH 2024; SO WELL MAINTAINED!

155 Farmingdale Road, Cheektowaga

$915,000

Set gracefully on .67 acres in an established luxury neighborhood, this beautifully designed and meticulously maintained single-story residence blends classic architectural character, thoughtful modernization, and effortless living. Offering 3 generous bedrooms, 3 full baths, and a versatile den, the home is distinguished by quality craftsmanship, expansive gathering spaces, mature gardens, and exceptional indoor-outdoor connection. A striking white brick and stone exterior welcomes you with a wide covered front porch. Mature landscaping creates a private setting, with hydrangeas, rhododendrons, hostas, peonies, and ground cover surrounding outdoor entertaining areas, including a brick patio and aggregate-concrete patio. Inside, a gracious ceramic-tile foyer opens to a handsome den with paneled walls, built-in cabinetry, counters, and bookshelves—ideal as an office, library, or retreat. The formal living room features a wood-burning fireplace, bow window, and oak floors, while the expansive dining room offers matching oak flooring. The remarkable family room showcases a cathedral ceiling with exposed wood beams, brick hearth, wood-burning fireplace, built-ins, and rich cherry paneling. A 12-foot Pella sliding-door opens to the patios and gardens. The recently updated kitchen combines sophisticated finishes with exceptional practicality, featuring a breakfast area, custom bay window, walk-in pantry, high-end stainless-steel appliances, and large island. A ceramic-tile rear hall provides garage and side-yard access and includes two large closets plus a full bath with redwood sauna. The laundry room offers a utility sink, cabinetry, and additional closet. The private primary suite features a newly renovated accessible bath, 22-square-foot cedar closet, 2 walk-in closets, and floor-to-ceiling storage. Two additional large bedrooms. Newer furnaces, AC, generator and security system. Throughout, this exceptional residence showcases architectural integrity, quality materials, thoughtful updates, extensive storage, and landscaped grounds—creating a home of enduring elegance, comfort, and distinction.

3 Beds ⋅ 3 Baths ⋅ B1716840 MLS

Set gracefully on .67 acres in an established luxury neighborhood, this beautifully designed and meticulously maintained single-story residence blends classic architectural character, thoughtful modernization, and effortless living. Offering 3 generous bedrooms, 3 full baths, and a versatile den, the home is distinguished by quality craftsmanship, expansive gathering spaces, mature gardens, and exceptional indoor-outdoor connection. A striking white brick and stone exterior welcomes you with a wide covered front porch. Mature landscaping creates a private setting, with hydrangeas, rhododendrons, hostas, peonies, and ground cover surrounding outdoor entertaining areas, including a brick patio and aggregate-concrete patio. Inside, a gracious ceramic-tile foyer opens to a handsome den with paneled walls, built-in cabinetry, counters, and bookshelves—ideal as an office, library, or retreat. The formal living room features a wood-burning fireplace, bow window, and oak floors, while the expansive dining room offers matching oak flooring. The remarkable family room showcases a cathedral ceiling with exposed wood beams, brick hearth, wood-burning fireplace, built-ins, and rich cherry paneling. A 12-foot Pella sliding-door opens to the patios and gardens. The recently updated kitchen combines sophisticated finishes with exceptional practicality, featuring a breakfast area, custom bay window, walk-in pantry, high-end stainless-steel appliances, and large island. A ceramic-tile rear hall provides garage and side-yard access and includes two large closets plus a full bath with redwood sauna. The laundry room offers a utility sink, cabinetry, and additional closet. The private primary suite features a newly renovated accessible bath, 22-square-foot cedar closet, 2 walk-in closets, and floor-to-ceiling storage. Two additional large bedrooms. Newer furnaces, AC, generator and security system. Throughout, this exceptional residence showcases architectural integrity, quality materials, thoughtful updates, extensive storage, and landscaped grounds—creating a home of enduring elegance, comfort, and distinction.

339 Stonehenge Dr, Orchard Park

$239,900

Welcome to 37 Isabelle Road — a solid Cape in the heart of Cheektowaga that's been thoughtfully cared for and meaningfully updated over the years. Built in 1952, this four-bedroom home sits on a nice 50x150 lot and offers 1,040 square feet of comfortable living space, all within walking distance of everyday conveniences and an easy commute in any direction. Step inside and you'll appreciate that the big-ticket items are already done. All the windows have been replaced with new triple-pane units, and the home is heated by a brand-new two-stage high-efficiency furnace installed in February 2026. The plumbing waste lines were updated to the street in 2024, and the hot water tank was replaced in 2015. There's also a whole-house generator, installed in 2007, so you'll never have to worry about losing power. The driveway was redone in 2010, and the detached garage gives you extra storage or workspace beyond the two-car space out front. With four bedrooms and a full bath, there's room here to grow into, a home office, or space for guests who come to stay.. The electrical panel has circuit breakers, giving you peace of mind, and the aluminum/vinyl exterior means low-maintenance upkeep for years to come. Showings begin Saturday at 11:00 am, with an open house that same day from 11:00 am to 1:00 pm. Come see what 37 Isabelle Road has to offer.

4 Beds ⋅ 1 Baths ⋅ B1715939 MLS

Welcome to 37 Isabelle Road — a solid Cape in the heart of Cheektowaga that's been thoughtfully cared for and meaningfully updated over the years. Built in 1952, this four-bedroom home sits on a nice 50x150 lot and offers 1,040 square feet of comfortable living space, all within walking distance of everyday conveniences and an easy commute in any direction. Step inside and you'll appreciate that the big-ticket items are already done. All the windows have been replaced with new triple-pane units, and the home is heated by a brand-new two-stage high-efficiency furnace installed in February 2026. The plumbing waste lines were updated to the street in 2024, and the hot water tank was replaced in 2015. There's also a whole-house generator, installed in 2007, so you'll never have to worry about losing power. The driveway was redone in 2010, and the detached garage gives you extra storage or workspace beyond the two-car space out front. With four bedrooms and a full bath, there's room here to grow into, a home office, or space for guests who come to stay.. The electrical panel has circuit breakers, giving you peace of mind, and the aluminum/vinyl exterior means low-maintenance upkeep for years to come. Showings begin Saturday at 11:00 am, with an open house that same day from 11:00 am to 1:00 pm. Come see what 37 Isabelle Road has to offer.

37 Isabelle Road, Cheektowaga

$314,990

Welcome to 134 Harding Road, a move-in-ready 3-bedroom, 1.5-bathroom home in the Clarence Central School District, minutes from Main Street, Transit Road, and the I-90. The spacious living room features a fireplace and bay windows. The family room offers direct access to the 2.5-car attached garage, and the large formal dining room has space for everyday meals or entertaining. The eat-in kitchen was updated in 2025 with stainless steel appliances and a functional layout that’s ready from day one. A first floor bedroom adds flexibility as a guest room, home office, or option for single-level living. Upstairs are two more bedrooms with plenty of natural light and window seat benches, one with a large bonus space that works as a walk-in closet, reading nook, or extra storage. Outside, the fully fenced backyard offers room to relax, garden, or entertain. The big-ticket items are already done, including a new furnace (2023), tankless water heater (2018), central A/C and windows (2012). Shopping, restaurants, and everyday conveniences along Main and Transit are just minutes away, making this Clarence schools home ready for its next chapter. Your house huntin' search might end right here! Join us for an open house on Wednesday, October 21st from 5PM-7PM.

3 Beds ⋅ 2 Baths ⋅ B1716228 MLS

Welcome to 134 Harding Road, a move-in-ready 3-bedroom, 1.5-bathroom home in the Clarence Central School District, minutes from Main Street, Transit Road, and the I-90. The spacious living room features a fireplace and bay windows. The family room offers direct access to the 2.5-car attached garage, and the large formal dining room has space for everyday meals or entertaining. The eat-in kitchen was updated in 2025 with stainless steel appliances and a functional layout that’s ready from day one. A first floor bedroom adds flexibility as a guest room, home office, or option for single-level living. Upstairs are two more bedrooms with plenty of natural light and window seat benches, one with a large bonus space that works as a walk-in closet, reading nook, or extra storage. Outside, the fully fenced backyard offers room to relax, garden, or entertain. The big-ticket items are already done, including a new furnace (2023), tankless water heater (2018), central A/C and windows (2012). Shopping, restaurants, and everyday conveniences along Main and Transit are just minutes away, making this Clarence schools home ready for its next chapter. Your house huntin' search might end right here! Join us for an open house on Wednesday, October 21st from 5PM-7PM.

134 Harding Road, Amherst

$219,500

Just Reduced!! Beautiful curb appeal highlights this 3-bedroom, one bath Ranch style home on a spacious large corner lot in the Lancaster School District. Home features an open floor plan, with living room /dining room combo. Updated kitchen has stainless steel appliances, large stainless steel farmhouse sink, with pull out sprayer, modern tiled back splash, and recessed lighting. Peninsula countertop separates the kitchen space, while still allowing the openness you crave. Nice-sized bedrooms all feature ceiling fans, individual closets and clerestory windows for privacy. First bedroom has outlet safe that blends in with wall for secret storage of small valuables. Bathroom features newer shadow control lighting for either a cozy or vanity appeal. Expansive picture window in living room allows for unobstructed views to the open front porch, while flooding the room with brilliant natural light, Single track mounted barn door on closet located at living room entrance for every day outdoor wear. Dining room sliding glass door leads to extra-large fully fenced, parklike yard featuring a low-profile wood deck, hot tub, and fire pit.. A Perfect setting for the upcoming fall evenings. Yard also incorporates a cottage style utility shed featuring a wide double door and windows for all season storage. Separate 1st laundry room between kitchen and garage is the perfect set up without taking away living space. Laundry room features Stainless Steel, Pedestal Raised Front loading Washer and Dryer for easier loading and unloading with an added dropdown shelf that can be easily stored when not in use. Two Car garage has attached Retractable Screen doors that provide fresh airflow and natural light while keeping out insects. Great for extra entertainment space. Property does have camera device(s) that can mechanically overhear, record, stream or otherwise document any conversation on the exterior of home only.

3 Beds ⋅ 1 Baths ⋅ B1713950 MLS

Just Reduced!! Beautiful curb appeal highlights this 3-bedroom, one bath Ranch style home on a spacious large corner lot in the Lancaster School District. Home features an open floor plan, with living room /dining room combo. Updated kitchen has stainless steel appliances, large stainless steel farmhouse sink, with pull out sprayer, modern tiled back splash, and recessed lighting. Peninsula countertop separates the kitchen space, while still allowing the openness you crave. Nice-sized bedrooms all feature ceiling fans, individual closets and clerestory windows for privacy. First bedroom has outlet safe that blends in with wall for secret storage of small valuables. Bathroom features newer shadow control lighting for either a cozy or vanity appeal. Expansive picture window in living room allows for unobstructed views to the open front porch, while flooding the room with brilliant natural light, Single track mounted barn door on closet located at living room entrance for every day outdoor wear. Dining room sliding glass door leads to extra-large fully fenced, parklike yard featuring a low-profile wood deck, hot tub, and fire pit.. A Perfect setting for the upcoming fall evenings. Yard also incorporates a cottage style utility shed featuring a wide double door and windows for all season storage. Separate 1st laundry room between kitchen and garage is the perfect set up without taking away living space. Laundry room features Stainless Steel, Pedestal Raised Front loading Washer and Dryer for easier loading and unloading with an added dropdown shelf that can be easily stored when not in use. Two Car garage has attached Retractable Screen doors that provide fresh airflow and natural light while keeping out insects. Great for extra entertainment space. Property does have camera device(s) that can mechanically overhear, record, stream or otherwise document any conversation on the exterior of home only.

11 Alys Drive E, Cheektowaga

$349,000

A truly special Amherst ranch offering exceptional indoor and outdoor space and the peace of mind that comes with extensive updates. Meticulously cared for, this distinctive home offers nearly 1,900 square feet of first-floor living space on a quiet, tree-lined neighborhood street in the prestigious Amherst School District. At the heart of the home is an incredible great room featuring a soaring cathedral ceiling with exposed wood beams, dramatic floor-to-ceiling windows, and a striking stone wood-burning fireplace with built-in cabinetry. There is abundant room for both dining and gathering, plus double closets for storage. Sliding glass doors open to an extraordinary outdoor retreat—a huge stamped concrete patio featuring a Kohler awning with roll-down screens, an additional brick patio space, and a huge fully fenced yard surrounded by beautiful landscaping. An oversized shed with durable metal roof provides even more storage. An adjoining heated three-season room with all-new windows and sliders provides yet another inviting space to relax and enjoy the tranquil setting. The spacious primary suite is equally impressive, with a huge walk-in closet and a generous en suite bath boasting a large updated walk-in tiled shower, double vanity, and convenient first-floor laundry. Attention to detail shines in thoughtful touches throughout the home, like convenient between-the-glass blinds on the sliders and primary bedroom doors. The spacious kitchen offers newer cabinetry, granite countertops, abundant counter space and storage, and included appliances. On the opposite side of the home, stunning hardwood floors flow through the living room and two additional bedrooms, each offering ample closet space. A second full bath completes this side of the home. The home features an attached two-car garage, double furnaces -- one for the addition and one for main portion, and a full, dry basement with glass-block windows. Extensive updates include: HWT (2024), Furnaces (2019, 2024), Generac generator (2024), Roof (2021), newer windows, and updated plumbing. All of this close to premier shopping, dining, and Thruway access.

3 Beds ⋅ 2 Baths ⋅ B1710886 MLS

A truly special Amherst ranch offering exceptional indoor and outdoor space and the peace of mind that comes with extensive updates. Meticulously cared for, this distinctive home offers nearly 1,900 square feet of first-floor living space on a quiet, tree-lined neighborhood street in the prestigious Amherst School District. At the heart of the home is an incredible great room featuring a soaring cathedral ceiling with exposed wood beams, dramatic floor-to-ceiling windows, and a striking stone wood-burning fireplace with built-in cabinetry. There is abundant room for both dining and gathering, plus double closets for storage. Sliding glass doors open to an extraordinary outdoor retreat—a huge stamped concrete patio featuring a Kohler awning with roll-down screens, an additional brick patio space, and a huge fully fenced yard surrounded by beautiful landscaping. An oversized shed with durable metal roof provides even more storage. An adjoining heated three-season room with all-new windows and sliders provides yet another inviting space to relax and enjoy the tranquil setting. The spacious primary suite is equally impressive, with a huge walk-in closet and a generous en suite bath boasting a large updated walk-in tiled shower, double vanity, and convenient first-floor laundry. Attention to detail shines in thoughtful touches throughout the home, like convenient between-the-glass blinds on the sliders and primary bedroom doors. The spacious kitchen offers newer cabinetry, granite countertops, abundant counter space and storage, and included appliances. On the opposite side of the home, stunning hardwood floors flow through the living room and two additional bedrooms, each offering ample closet space. A second full bath completes this side of the home. The home features an attached two-car garage, double furnaces -- one for the addition and one for main portion, and a full, dry basement with glass-block windows. Extensive updates include: HWT (2024), Furnaces (2019, 2024), Generac generator (2024), Roof (2021), newer windows, and updated plumbing. All of this close to premier shopping, dining, and Thruway access.

16 Pearce Drive, Amherst

$199,900

Rare mixed-use investment opportunity in Buffalo's Black Rock/Riverside neighborhood! This 4,121 sq ft building offers a first-floor commercial space (office or retail, roughly half the building) paired with a fully renovated, turnkey 5-bedroom, 1-bath apartment above, ideal for an owner-operator who wants to run a business downstairs and live upstairs, or for an investor seeking dual income streams. The commercial space has served as a hair salon, bar, religious gathering space, and general office/retail over the years, proving its flexibility for nearly any use. Upstairs, the spacious 5-bedroom apartment has been cosmetically renovated top to bottom and is move-in ready, with a private back porch for the tenant, a rare perk in this market. Mechanically, the building is well maintained: separate electric and gas meters (one shared water meter), circuit breakers throughout, a 2017 complete roof tear-off, forced air with central A/C (4 years old) on the lower level, and a boiler serving the upper unit. Hot water tanks are 4 years and 1.5 years old, and the plumbing has seen recent supply-line upgrades, with a mix of copper, steel, and PEX. A steel main carrier beam supports the structure, and the exterior features stone and vinyl siding, plus a curb cut and driveway on the left side for easy off-street parking. Location is a major draw: you're minutes from the Niagara River and the Empire State Trail, with downtown Buffalo, Grand Island, and the Town of Tonawanda all about 5 minutes away. The City of Tonawanda, North Tonawanda, Amherst, and Hamburg are also close by, putting nearly all of Erie County within easy reach. Don't miss this chance to own a versatile, income-producing mixed-use property in one of Buffalo's most connected neighborhoods.

5 Beds ⋅ 3 Baths ⋅ B1713757 MLS

Rare mixed-use investment opportunity in Buffalo's Black Rock/Riverside neighborhood! This 4,121 sq ft building offers a first-floor commercial space (office or retail, roughly half the building) paired with a fully renovated, turnkey 5-bedroom, 1-bath apartment above, ideal for an owner-operator who wants to run a business downstairs and live upstairs, or for an investor seeking dual income streams. The commercial space has served as a hair salon, bar, religious gathering space, and general office/retail over the years, proving its flexibility for nearly any use. Upstairs, the spacious 5-bedroom apartment has been cosmetically renovated top to bottom and is move-in ready, with a private back porch for the tenant, a rare perk in this market. Mechanically, the building is well maintained: separate electric and gas meters (one shared water meter), circuit breakers throughout, a 2017 complete roof tear-off, forced air with central A/C (4 years old) on the lower level, and a boiler serving the upper unit. Hot water tanks are 4 years and 1.5 years old, and the plumbing has seen recent supply-line upgrades, with a mix of copper, steel, and PEX. A steel main carrier beam supports the structure, and the exterior features stone and vinyl siding, plus a curb cut and driveway on the left side for easy off-street parking. Location is a major draw: you're minutes from the Niagara River and the Empire State Trail, with downtown Buffalo, Grand Island, and the Town of Tonawanda all about 5 minutes away. The City of Tonawanda, North Tonawanda, Amherst, and Hamburg are also close by, putting nearly all of Erie County within easy reach. Don't miss this chance to own a versatile, income-producing mixed-use property in one of Buffalo's most connected neighborhoods.

557 Hertel Avenue, Buffalo

$199,900

Rare mixed-use investment opportunity in Buffalo's Black Rock/Riverside neighborhood! This 4,121 sq ft building offers a first-floor commercial space (office or retail, roughly half the building) paired with a fully renovated, turnkey 5-bedroom, 1-bath apartment above, ideal for an owner-operator who wants to run a business downstairs and live upstairs, or for an investor seeking dual income streams. The commercial space has served as a hair salon, bar, religious gathering space, and general office/retail over the years, proving its flexibility for nearly any use. Upstairs, the spacious 5-bedroom apartment has been cosmetically renovated top to bottom and is move-in ready, with a private back porch for the tenant, a rare perk in this market. Mechanically, the building is well maintained: separate electric and gas meters (one shared water meter), circuit breakers throughout, a 2017 complete roof tear-off, forced air with central A/C (4 years old) on the lower level, and a boiler serving the upper unit. Hot water tanks are 4 years and 1.5 years old, and the plumbing has seen recent supply-line upgrades, with a mix of copper, steel, and PEX. A steel main carrier beam supports the structure, and the exterior features stone and vinyl siding, plus a curb cut and driveway on the left side for easy off-street parking. Location is a major draw: you're minutes from the Niagara River and the Empire State Trail, with downtown Buffalo, Grand Island, and the Town of Tonawanda all about 5 minutes away. The City of Tonawanda, North Tonawanda, Amherst, and Hamburg are also close by, putting nearly all of Erie County within easy reach. Don't miss this chance to own a versatile, income-producing mixed-use property in one of Buffalo's most connected neighborhoods.

B1713749 MLS

Rare mixed-use investment opportunity in Buffalo's Black Rock/Riverside neighborhood! This 4,121 sq ft building offers a first-floor commercial space (office or retail, roughly half the building) paired with a fully renovated, turnkey 5-bedroom, 1-bath apartment above, ideal for an owner-operator who wants to run a business downstairs and live upstairs, or for an investor seeking dual income streams. The commercial space has served as a hair salon, bar, religious gathering space, and general office/retail over the years, proving its flexibility for nearly any use. Upstairs, the spacious 5-bedroom apartment has been cosmetically renovated top to bottom and is move-in ready, with a private back porch for the tenant, a rare perk in this market. Mechanically, the building is well maintained: separate electric and gas meters (one shared water meter), circuit breakers throughout, a 2017 complete roof tear-off, forced air with central A/C (4 years old) on the lower level, and a boiler serving the upper unit. Hot water tanks are 4 years and 1.5 years old, and the plumbing has seen recent supply-line upgrades, with a mix of copper, steel, and PEX. A steel main carrier beam supports the structure, and the exterior features stone and vinyl siding, plus a curb cut and driveway on the left side for easy off-street parking. Location is a major draw: you're minutes from the Niagara River and the Empire State Trail, with downtown Buffalo, Grand Island, and the Town of Tonawanda all about 5 minutes away. The City of Tonawanda, North Tonawanda, Amherst, and Hamburg are also close by, putting nearly all of Erie County within easy reach. Don't miss this chance to own a versatile, income-producing mixed-use property in one of Buffalo's most connected neighborhoods.

557 Hertel Avenue, Buffalo

$249,000

Welcome to 362 Beach Road, a custom home built in 2018 nestled in a fantastic Cheektowaga neighborhood. Located just minutes away from the 33, local parks, and all the conveniences of Genesee Street. This home offers 1st floor living at it's finest, with tasteful upgrades, modern design, and contemporary finishes. The open concept living/dining room is perfect for entertaining guests, with luxury vinyl flooring leading seamlessly to the chef's kitchen. The kitchen boasts granite countertops, large island with breakfast bar for casual meals, newer appliances, and plenty of counter space. Each bedroom is a good size, with nice closet space and big windows letting in plenty of natural light. Convenient laundry room completes the 1st floor. The full basement gives your plenty of space, with big workbench and billco doors. The detached garage is in impeccable shape, and is situated on a wide, private yard with no rear neighbors. Why settle for a home built in the 1950's when you can own one built in 2018 with exceptional value? This is a wonderful property and not to be missed!

2 Beds ⋅ 1 Baths ⋅ B1714074 MLS

Welcome to 362 Beach Road, a custom home built in 2018 nestled in a fantastic Cheektowaga neighborhood. Located just minutes away from the 33, local parks, and all the conveniences of Genesee Street. This home offers 1st floor living at it's finest, with tasteful upgrades, modern design, and contemporary finishes. The open concept living/dining room is perfect for entertaining guests, with luxury vinyl flooring leading seamlessly to the chef's kitchen. The kitchen boasts granite countertops, large island with breakfast bar for casual meals, newer appliances, and plenty of counter space. Each bedroom is a good size, with nice closet space and big windows letting in plenty of natural light. Convenient laundry room completes the 1st floor. The full basement gives your plenty of space, with big workbench and billco doors. The detached garage is in impeccable shape, and is situated on a wide, private yard with no rear neighbors. Why settle for a home built in the 1950's when you can own one built in 2018 with exceptional value? This is a wonderful property and not to be missed!

362 Beach Road, Cheektowaga

$319,900

Back on the market due to no fault of the seller or the home. Welcome to this charming and beautifully maintained home in the Town of Amherst, perfectly situated within the Clarence Central School District. Offering 1,834 square feet of inviting living space, this residence features 3 spacious bedrooms, 1.5 bathrooms, and classic hardwood floors that add warmth and character throughout much of the home. The functional floor plan provides comfortable spaces for both everyday living and entertaining, with generously sized rooms filled with natural light. The kitchen flows seamlessly into the main dining area, creating an ideal setting for gathering with family and friends. A convenient 1-car attached garage and shed adds practicality and additional storage options. Step outside to enjoy the stamped concrete patio, a wonderful extension of the home’s living space and the perfect place for summer barbecues, morning coffee, or relaxing evenings. The partially fenced backyard offers a balance of privacy and open green space for recreation, pets, or gardening enthusiasts. Ideally located near shopping, restaurants, parks, and major conveniences, this home combines the tranquility of suburban living with easy access to everything Amherst has to offer. With its timeless hardwood floors and inviting outdoor spaces, this property presents a wonderful opportunity to make your next move into a place you’ll be proud to call home.

3 Beds ⋅ 2 Baths ⋅ B1695490 MLS

Back on the market due to no fault of the seller or the home. Welcome to this charming and beautifully maintained home in the Town of Amherst, perfectly situated within the Clarence Central School District. Offering 1,834 square feet of inviting living space, this residence features 3 spacious bedrooms, 1.5 bathrooms, and classic hardwood floors that add warmth and character throughout much of the home. The functional floor plan provides comfortable spaces for both everyday living and entertaining, with generously sized rooms filled with natural light. The kitchen flows seamlessly into the main dining area, creating an ideal setting for gathering with family and friends. A convenient 1-car attached garage and shed adds practicality and additional storage options. Step outside to enjoy the stamped concrete patio, a wonderful extension of the home’s living space and the perfect place for summer barbecues, morning coffee, or relaxing evenings. The partially fenced backyard offers a balance of privacy and open green space for recreation, pets, or gardening enthusiasts. Ideally located near shopping, restaurants, parks, and major conveniences, this home combines the tranquility of suburban living with easy access to everything Amherst has to offer. With its timeless hardwood floors and inviting outdoor spaces, this property presents a wonderful opportunity to make your next move into a place you’ll be proud to call home.

83 Berkley Road, Amherst

$75,000

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.

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

$389,900

Welcome to 128 Fairways Blvd, a beautifully updated 4-bedroom, 1.5-bath brick home in Amherst's Sweet Home School District. Offering approximately 1,704 sq. ft. plus additional flexible living space, this home combines a warm, inviting layout with thoughtful updates and plenty of room to make your own. The remodeled kitchen features new appliances, abundant cabinetry and generous workspace, while the spacious living and dining areas offer plenty of room for everyday living and entertaining. A beautiful bay window fills the main living space with natural light, and the updated main bath adds a fresh, polished feel. The heated and cooled Florida room is surrounded by windows overlooking the backyard, creating a comfortable space for morning coffee, relaxing or entertaining throughout the seasons. Three bedrooms are conveniently located on the main level. Upstairs, the fourth bedroom is complemented by an adjoining loft/office area, providing flexible space for working from home, guests, a playroom or hobbies. Outside, enjoy a fully fenced backyard with room to play, entertain and unwind, along with a wide concrete driveway and attached 2.5-car garage. Additional improvements include central air, an EV charger, replacement windows, updated heating zones, a newer water tank and gutters. Conveniently located near shopping, dining, parks, recreation and everyday amenities, 128 Fairways Blvd offers the space, flexibility and updates you've been looking for in a location that keeps everything within easy reach. Move in and enjoy!

4 Beds ⋅ 2 Baths ⋅ B1709823 MLS

Welcome to 128 Fairways Blvd, a beautifully updated 4-bedroom, 1.5-bath brick home in Amherst's Sweet Home School District. Offering approximately 1,704 sq. ft. plus additional flexible living space, this home combines a warm, inviting layout with thoughtful updates and plenty of room to make your own. The remodeled kitchen features new appliances, abundant cabinetry and generous workspace, while the spacious living and dining areas offer plenty of room for everyday living and entertaining. A beautiful bay window fills the main living space with natural light, and the updated main bath adds a fresh, polished feel. The heated and cooled Florida room is surrounded by windows overlooking the backyard, creating a comfortable space for morning coffee, relaxing or entertaining throughout the seasons. Three bedrooms are conveniently located on the main level. Upstairs, the fourth bedroom is complemented by an adjoining loft/office area, providing flexible space for working from home, guests, a playroom or hobbies. Outside, enjoy a fully fenced backyard with room to play, entertain and unwind, along with a wide concrete driveway and attached 2.5-car garage. Additional improvements include central air, an EV charger, replacement windows, updated heating zones, a newer water tank and gutters. Conveniently located near shopping, dining, parks, recreation and everyday amenities, 128 Fairways Blvd offers the space, flexibility and updates you've been looking for in a location that keeps everything within easy reach. Move in and enjoy!

128 Fairways Boulevard, Amherst

$459,900

Welcome to 420 Brantwood Road in Snyder! This gorgeous, one-of-a-kind home combines modern updates, warmth and character in a prime location within the highly desirable Smallwood Elementary School area! Beautiful curb appeal welcomes you with fresh landscaping, a classic brick and siding exterior, an inviting front porch, and a brand-new fully fenced yard. Step inside to a bright, open-concept living room featuring a cozy fireplace and a seamless flow into the dining area, kitchen and a beautiful library/office, creating the perfect layout for everyday living and entertaining. The beautifully updated eat-in kitchen features granite countertops, wood cabinetry, full appliances, a pantry and a breakfast bar with new light fixtures, adding a fresh and modern touch to the space. The gorgeous primary suite is a true retreat featuring a walk-in closet and a private full bath with radiant heated floors. Enjoy the convenience of first-floor laundry, an additional modern full bath, and a half bath. A separate mechanical/storage room provides even more flexible space, while additional storage throughout the home adds to its functionality. This home has been extensively updated with major improvements including a state-of-the-art on-demand boiler, a tankless HWT, vinyl windows, an architectural tear-off roof, 200-amp electrical service, new hot &cold water lines in the attic and replaced plumbing/sewer line to the street. Plumbing lines were thoughtfully routed up and through the walls for easier access. Step outside and enjoy the newer rear deck overlooking the spacious, peaceful and newly fenced backyard, perfect for relaxing, entertaining or enjoying summer evenings. A 2-car detached garage with a brand-new door, plus an additional storage room completes this incredible property. Prime Snyder location, beautiful updates, an inviting open layout and exceptional attention to detail make 420 Brantwood truly special! Nothing to do but move in and enjoy!

4 Beds ⋅ 3 Baths ⋅ B1708458 MLS

Welcome to 420 Brantwood Road in Snyder! This gorgeous, one-of-a-kind home combines modern updates, warmth and character in a prime location within the highly desirable Smallwood Elementary School area! Beautiful curb appeal welcomes you with fresh landscaping, a classic brick and siding exterior, an inviting front porch, and a brand-new fully fenced yard. Step inside to a bright, open-concept living room featuring a cozy fireplace and a seamless flow into the dining area, kitchen and a beautiful library/office, creating the perfect layout for everyday living and entertaining. The beautifully updated eat-in kitchen features granite countertops, wood cabinetry, full appliances, a pantry and a breakfast bar with new light fixtures, adding a fresh and modern touch to the space. The gorgeous primary suite is a true retreat featuring a walk-in closet and a private full bath with radiant heated floors. Enjoy the convenience of first-floor laundry, an additional modern full bath, and a half bath. A separate mechanical/storage room provides even more flexible space, while additional storage throughout the home adds to its functionality. This home has been extensively updated with major improvements including a state-of-the-art on-demand boiler, a tankless HWT, vinyl windows, an architectural tear-off roof, 200-amp electrical service, new hot &cold water lines in the attic and replaced plumbing/sewer line to the street. Plumbing lines were thoughtfully routed up and through the walls for easier access. Step outside and enjoy the newer rear deck overlooking the spacious, peaceful and newly fenced backyard, perfect for relaxing, entertaining or enjoying summer evenings. A 2-car detached garage with a brand-new door, plus an additional storage room completes this incredible property. Prime Snyder location, beautiful updates, an inviting open layout and exceptional attention to detail make 420 Brantwood truly special! Nothing to do but move in and enjoy!

420 Brantwood Road, Amherst

$184,999

Welcome to 39 Lemoine! Whether you’re buying your first home, looking to downsize, or simply love the convenience of single-floor living, this 2-bedroom ranch offers a great combination of space, function, and opportunity. The open layout creates an easy flow from the kitchen into the dining and living areas, while a large basement nearly doubles the usable footprint and provides plenty of room for storage, hobbies, or future possibilities. The interior has been freshly painted, giving buyers a clean slate to move in and make the remaining cosmetic updates their own. Several of the bigger-ticket items have already been addressed, including a roof approximately 5 years old, 2016 furnace and central air, a 2023 hot water tank, and a new tripleSafe sump pump with portions of drain tile was completed recently as well. Outside, you’ll find a large two-car garage, double-wide concrete driveway, and a newer Amish-built shed for even more storage. Seller reserves the right to set a negotiations deadline.

2 Beds ⋅ 2 Baths ⋅ B1707529 MLS

Welcome to 39 Lemoine! Whether you’re buying your first home, looking to downsize, or simply love the convenience of single-floor living, this 2-bedroom ranch offers a great combination of space, function, and opportunity. The open layout creates an easy flow from the kitchen into the dining and living areas, while a large basement nearly doubles the usable footprint and provides plenty of room for storage, hobbies, or future possibilities. The interior has been freshly painted, giving buyers a clean slate to move in and make the remaining cosmetic updates their own. Several of the bigger-ticket items have already been addressed, including a roof approximately 5 years old, 2016 furnace and central air, a 2023 hot water tank, and a new tripleSafe sump pump with portions of drain tile was completed recently as well. Outside, you’ll find a large two-car garage, double-wide concrete driveway, and a newer Amish-built shed for even more storage. Seller reserves the right to set a negotiations deadline.

39 Lemoine Avenue, Cheektowaga

$274,900

Set in a quiet residential neighborhood in the Boston Hills, this 1,308 square foot ranch offers an easy single level floor plan with more space than first meets the eye. The open kitchen and dining area features stainless steel appliances, a breakfast bar overlooking the living room, and sliding glass doors leading directly to the deck and pool. Original hardwood floors run throughout the living room, while three bedrooms with good closets and an updated full bath complete the main level. The full basement adds substantial usable space with a newly finished bonus room, plus ample storage and utility areas. Outside, the spacious, fully fenced backyard offers a well maintained above ground pool, deck, storage shed, and privacy. Several major improvements have already been completed, including whole home spray foam insulation in 2025 and an installed 29-panel solar energy system, providing the added benefit of reduced energy costs. An attached two car garage and paved driveway complete the property. Well built structurally with key updates already completed, this home is ready to enjoy now with plenty of room to build value over time.

3 Beds ⋅ 1 Baths ⋅ B1707727 MLS

Set in a quiet residential neighborhood in the Boston Hills, this 1,308 square foot ranch offers an easy single level floor plan with more space than first meets the eye. The open kitchen and dining area features stainless steel appliances, a breakfast bar overlooking the living room, and sliding glass doors leading directly to the deck and pool. Original hardwood floors run throughout the living room, while three bedrooms with good closets and an updated full bath complete the main level. The full basement adds substantial usable space with a newly finished bonus room, plus ample storage and utility areas. Outside, the spacious, fully fenced backyard offers a well maintained above ground pool, deck, storage shed, and privacy. Several major improvements have already been completed, including whole home spray foam insulation in 2025 and an installed 29-panel solar energy system, providing the added benefit of reduced energy costs. An attached two car garage and paved driveway complete the property. Well built structurally with key updates already completed, this home is ready to enjoy now with plenty of room to build value over time.

6727 Hillcroft Drive, Boston

$189,000

Opportunity awaits with this 2-bedroom, 1-bath ranch offering 820 square feet in the heart of the Village of Hamburg! Located in the sought-after Union Pleasant Elementary area, this home is within a short walk of the restaurants, shops, parks and community events that make village living so desirable. A welcoming covered front porch opens to a comfortable living room, adjoining dining room and fully functional kitchen. A convenient rear mudroom connects the kitchen, basement and backyard, with approximately five steps in each direction. Significant improvements have already been completed, including a new forced-air furnace, central air and all-new ductwork, along with updated 100-amp electrical service & newer roof. The basement has undergone extensive professional improvements by Frank’s Basement Systems, including a newly dug footing, new concrete flooring and insulated foundation walls. Outside, a new concrete pad at the rear entrance includes improved gutter drainage. The home sits on an exceptionally large, private, shaded and fully fenced backyard with a shed & playset—a rare find within the Village! The kitchen, bathroom and interior are functional but ready for thorough cleaning, cosmetic updating and your personal vision. With major mechanical and basement work already completed, this property offers tremendous potential in one of Hamburg’s most convenient locations. Showings begin Friday 8/21 at noon

2 Beds ⋅ 1 Baths ⋅ B1707764 MLS

Opportunity awaits with this 2-bedroom, 1-bath ranch offering 820 square feet in the heart of the Village of Hamburg! Located in the sought-after Union Pleasant Elementary area, this home is within a short walk of the restaurants, shops, parks and community events that make village living so desirable. A welcoming covered front porch opens to a comfortable living room, adjoining dining room and fully functional kitchen. A convenient rear mudroom connects the kitchen, basement and backyard, with approximately five steps in each direction. Significant improvements have already been completed, including a new forced-air furnace, central air and all-new ductwork, along with updated 100-amp electrical service & newer roof. The basement has undergone extensive professional improvements by Frank’s Basement Systems, including a newly dug footing, new concrete flooring and insulated foundation walls. Outside, a new concrete pad at the rear entrance includes improved gutter drainage. The home sits on an exceptionally large, private, shaded and fully fenced backyard with a shed & playset—a rare find within the Village! The kitchen, bathroom and interior are functional but ready for thorough cleaning, cosmetic updating and your personal vision. With major mechanical and basement work already completed, this property offers tremendous potential in one of Hamburg’s most convenient locations. Showings begin Friday 8/21 at noon

164 Long Avenue, Hamburg

$220,000

Welcome to 175 Riverdale Drive on Grand Island! This unique 3 bedroom, 1 bathroom ranch offers 1,378 sqft of living space along with a detached garage featuring a lofted upper level that adds a tremendous amount of versatile space. The main living room showcases a beautiful stone fireplace with wood-burning stove, exposed wood beams, hardwood flooring, and a wall of windows providing great natural light. The kitchen features oak cabinetry, stainless steel appliances, a tile backsplash, generous counter space, and a large breakfast bar. Just off the kitchen is an additional dining/family room area with sliding glass doors leading directly to the backyard and pool. The 3 bedrooms offer good size and closet space, with vinyl flooring in two of the bedrooms and carpet in the third. The full bathroom features a large vanity, tub/shower combination, anda beautiful tile surround. Outside is where this property really offers something special. The fully fenced backyard features a large gunnite inground pool surrounded by an expansive stamped-concrete patio, creating a great setup for outdoor entertaining and summer enjoyment. The covered front porch runs along the front of the home and provides a welcoming entry and additional outdoor space. The detached garage offers more than just parking, with a large workshop area and a lofted second level currently set up as additional living space. The upper level features multiple windows, wood-paneled walls, and plenty of room for a rec room, hobby area, office, or other flexible use. The combination of the oversized garage, workshop, lofted space, pool, fenced yard, and 1,378 sqft ranch makes this a property with plenty of possibilities. Come see 175 Riverdale Drive and everything this unique Grand Island property has to offer!

3 Beds ⋅ 1 Baths ⋅ B1707521 MLS

Welcome to 175 Riverdale Drive on Grand Island! This unique 3 bedroom, 1 bathroom ranch offers 1,378 sqft of living space along with a detached garage featuring a lofted upper level that adds a tremendous amount of versatile space. The main living room showcases a beautiful stone fireplace with wood-burning stove, exposed wood beams, hardwood flooring, and a wall of windows providing great natural light. The kitchen features oak cabinetry, stainless steel appliances, a tile backsplash, generous counter space, and a large breakfast bar. Just off the kitchen is an additional dining/family room area with sliding glass doors leading directly to the backyard and pool. The 3 bedrooms offer good size and closet space, with vinyl flooring in two of the bedrooms and carpet in the third. The full bathroom features a large vanity, tub/shower combination, anda beautiful tile surround. Outside is where this property really offers something special. The fully fenced backyard features a large gunnite inground pool surrounded by an expansive stamped-concrete patio, creating a great setup for outdoor entertaining and summer enjoyment. The covered front porch runs along the front of the home and provides a welcoming entry and additional outdoor space. The detached garage offers more than just parking, with a large workshop area and a lofted second level currently set up as additional living space. The upper level features multiple windows, wood-paneled walls, and plenty of room for a rec room, hobby area, office, or other flexible use. The combination of the oversized garage, workshop, lofted space, pool, fenced yard, and 1,378 sqft ranch makes this a property with plenty of possibilities. Come see 175 Riverdale Drive and everything this unique Grand Island property has to offer!

175 Riverdale Drive, Grand Island

$232,000

Lovely brick ranch on a quiet street just south of LeBrun! 3 bedroom, 1 bathroom updated home ready for a new homeowner! Many upgrades in the last 3 months! Bright, well-lit Living Room/Dining Room: New large windows – almost floor to ceiling in the dining area. Kitchen: all new stainless appliances, new luxury vinyl flooring, new sink, pretty gold hardware, ceramic backsplash, quartz countertop, cupboards repainted. Bathroom: New tub surround, new vanity, new toilet, new mirror, new hardware, new flooring. All interior rooms painted, all hardwood floors refinished. Largest bedroom has a door to the outside that could be used as a home office. New vinyl siding on the one car detached garage. New HWT two weeks ago! New sewer line to the street February 2025. Plenty of off-street parking. Glass block windows in the basement, spray foam insulation too. Nice back yard. Move in condition. Offers reviewed as they come in.

3 Beds ⋅ 1 Baths ⋅ B1701772 MLS

Lovely brick ranch on a quiet street just south of LeBrun! 3 bedroom, 1 bathroom updated home ready for a new homeowner! Many upgrades in the last 3 months! Bright, well-lit Living Room/Dining Room: New large windows – almost floor to ceiling in the dining area. Kitchen: all new stainless appliances, new luxury vinyl flooring, new sink, pretty gold hardware, ceramic backsplash, quartz countertop, cupboards repainted. Bathroom: New tub surround, new vanity, new toilet, new mirror, new hardware, new flooring. All interior rooms painted, all hardwood floors refinished. Largest bedroom has a door to the outside that could be used as a home office. New vinyl siding on the one car detached garage. New HWT two weeks ago! New sewer line to the street February 2025. Plenty of off-street parking. Glass block windows in the basement, spray foam insulation too. Nice back yard. Move in condition. Offers reviewed as they come in.

41 Jasper Drive, Amherst

$549,999

Welcome to 41 Mahogany Drive! This impressive 5-bedroom, 3-bath home offers more than 3000 sq. ft. of spacious, versatile living in a highly desirable location within the Williamsville Central School District. The inviting interior features a dramatic great room, formal dining room, generous eat-in kitchen with granite counters and island, vaulted ceilings, skylights, and a first-floor den. The primary suite offers vaulted ceilings, skylights, and a luxurious bath. Outside, enjoy a private, fully fenced yard and deck, plus an attached 2-car garage. With abundant living space, thoughtful features, and access to Williamsville schools, 41 Mahogany Drive is a rare opportunity to own a substantial home in one of the area’s most sought-after school districts. Come see everything this exceptional home has to offer!

5 Beds ⋅ 4 Baths ⋅ B1705480 MLS

Welcome to 41 Mahogany Drive! This impressive 5-bedroom, 3-bath home offers more than 3000 sq. ft. of spacious, versatile living in a highly desirable location within the Williamsville Central School District. The inviting interior features a dramatic great room, formal dining room, generous eat-in kitchen with granite counters and island, vaulted ceilings, skylights, and a first-floor den. The primary suite offers vaulted ceilings, skylights, and a luxurious bath. Outside, enjoy a private, fully fenced yard and deck, plus an attached 2-car garage. With abundant living space, thoughtful features, and access to Williamsville schools, 41 Mahogany Drive is a rare opportunity to own a substantial home in one of the area’s most sought-after school districts. Come see everything this exceptional home has to offer!

41 Mahogany Drive, Amherst

$150,000

Fully occupied duplex on Buffalo's East Side offering strong cash flow or a nearly free house hack opportunity. Each unit features 2 bedrooms and 1 full bathroom, one unit is currently rented at $1,050 per month, with a potential gross income of $2,100 or more in gross rent on a $150,000 asking price. That pencils out to an as is cap rate over 10 percent, exceeds the 1 percent rule, and offers the next owner a turn-key living or rental scenario. Buy with 5 percent down and a monthly payment of approximately $1,150 including taxes and insurance; one tenant alone covers the majority of that payment if you occupy the other unit. Major systems have already been addressed. New vinyl siding and insulation were installed just 1 year ago, and the roof was replaced within the last 3 to 4 years. Electrical service is less than 1 year old with circuit breaker panels, and both units have newer hot water tanks with forced air heating systems. Supply lines are mostly copper and each unit is separately metered for gas and electric for easy expense tracking. Full basement for mechanicals and storage, blacktop driveway. 1,619 square feet on a 40' by 79' lot. Open House: Sunday, 8/16/26, 12pm-2pm. Offer deadline is Thursday, August 20th at 5:00 PM.

4 Beds ⋅ 2 Baths ⋅ B1704912 MLS

Fully occupied duplex on Buffalo's East Side offering strong cash flow or a nearly free house hack opportunity. Each unit features 2 bedrooms and 1 full bathroom, one unit is currently rented at $1,050 per month, with a potential gross income of $2,100 or more in gross rent on a $150,000 asking price. That pencils out to an as is cap rate over 10 percent, exceeds the 1 percent rule, and offers the next owner a turn-key living or rental scenario. Buy with 5 percent down and a monthly payment of approximately $1,150 including taxes and insurance; one tenant alone covers the majority of that payment if you occupy the other unit. Major systems have already been addressed. New vinyl siding and insulation were installed just 1 year ago, and the roof was replaced within the last 3 to 4 years. Electrical service is less than 1 year old with circuit breaker panels, and both units have newer hot water tanks with forced air heating systems. Supply lines are mostly copper and each unit is separately metered for gas and electric for easy expense tracking. Full basement for mechanicals and storage, blacktop driveway. 1,619 square feet on a 40' by 79' lot. Open House: Sunday, 8/16/26, 12pm-2pm. Offer deadline is Thursday, August 20th at 5:00 PM.

108 Roosevelt Avenue, Buffalo

$124,900

Great opportunity in Lackawanna! This 1,623 sq. ft. duplex offers 4 bedrooms and 2 bathrooms with plenty of potential for homeowners or investors. The roof is approximately 10 years old, and both HVAC systems are in working condition, with one unit around 10 years old and the other approximately 15–20 years old. The home features a finished basement with concrete walls, new plumbing pipes, repaired walls, and completed cosmetic updates. While additional TLC is needed, many key improvements have already been made, making this a great opportunity to add value and make it your own.

4 Beds ⋅ 2 Baths ⋅ B1703659 MLS

Great opportunity in Lackawanna! This 1,623 sq. ft. duplex offers 4 bedrooms and 2 bathrooms with plenty of potential for homeowners or investors. The roof is approximately 10 years old, and both HVAC systems are in working condition, with one unit around 10 years old and the other approximately 15–20 years old. The home features a finished basement with concrete walls, new plumbing pipes, repaired walls, and completed cosmetic updates. While additional TLC is needed, many key improvements have already been made, making this a great opportunity to add value and make it your own.

94 Spruce Street, Lackawanna

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