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$15,000
B1663857 MLS
Cleared vacant residential lot ready for your vision to come to life. This build-ready parcel offers a great opportunity for a custom home or investment property. Utilities available at the street. Convenient location close to schools, shopping, and major routes. Whether you're a builder or future homeowner, this is a fantastic chance to secure land and create something new.

222 Pershing Avenue, Buffalo
$15,000
4 Beds ⋅ 2 Baths ⋅ B1663980 MLS
Cleared vacant residential lot ready for your vision to come to life. This build-ready parcel offers a great opportunity for a custom home or investment property. Utilities available at the street. Convenient location close to schools, shopping, and major routes. Whether you're a builder or future homeowner, this is a fantastic chance to secure land and create something new.

128 Detroit Street, Buffalo
$15,000
B1663835 MLS
Cleared vacant residential lot ready for your vision to come to life. This build-ready parcel offers a great opportunity for a custom home or investment property. Utilities available at the street. Convenient location close to schools, shopping, and major routes. Whether you're a builder or future homeowner, this is a fantastic chance to secure land and create something new.

492 Fillmore Avenue, Buffalo
$15,000
B1664084 MLS

38 Hillside Avenue, Buffalo
$199,900
4 Beds ⋅ 2 Baths ⋅ B1664031 MLS
Seller willing to consider offers between $199,900 and $249,900. Waterfront! Double lot! Four porches! Sunsets over the Niagara River! Very large home in the heart of Riverside, quality of life at its finest. Water view property with stunning sunsets over the Niagara River and Strawberry Island, surrounded by parks. Double lot with grass and an extra concrete driveway. Fenced. Gated. Landscaped with roses, flowers and berries throughout. Attached garage. Four porches total! Two wraparound porches on the first and second floors. Two back porches, one enclosed, one open. Traditional first floor featuring bamboo and slate flooring, a beautiful remote control gas fireplace and ceiling fan in a 20x20 family room. Surrounded by a spacious bathroom, two large bedrooms and a dining room. Kitchen and first floor laundry in the back. The second floor is more of a loft. Front windows overlooking the Niagara River. Two bedrooms, kitchen, dining area, two porches, bathroom and second floor laundry room in the back. Jacuzzi tub, full vanity area and walk in closet. Mechanicals? Handled. New furnace, currently heating the first floor and capable of both. One new hot water tank, currently serving one floor, second tank required for heavy usage. Two electric meters. Two gas intakes and meters, though the home has run off one for decades. Double insulation with thick board wrap and blown in. Solid roof with new wood and high wind shingles. Clean, dry and spacious basement and third floor. Waterfront. In Buffalo. Under the radar. Not for long!

2403 Niagara Street, Buffalo
$425,000
6 Beds ⋅ 4 Baths ⋅ B1649481 MLS
Located directly on South Park Avenue at a prominent corner location, this solid brick mixed-use building offers strong street presence and excellent visibility. The property features a fully leased commercial storefront currently paying market rent, along with four residential units consisting of two 1-bedroom and two 2-bedroom apartments. The 2-bedroom units include in-unit laundry. All units are separately metered, with newer hot water tanks and many updated heating units throughout the building. The residential units are currently rented below market value, offering potential for future upside, while the commercial tenant provides stable income. The property also includes a garage, ideal for additional income or storage use. A fully occupied asset offering a blend of stability and long-term value-add potential on South Park Avenue. Also listed under Multi-Family MLS B1649482.

2325 S Park Avenue, Buffalo
$425,000
B1649482 MLS
Located directly on South Park Avenue at a prominent corner location, this solid brick mixed-use building offers strong street presence and excellent visibility. The property features a fully leased commercial storefront currently paying market rent, along with four residential units consisting of two 1-bedroom and two 2-bedroom apartments. The 2-bedroom units include in-unit laundry. All units are separately metered, with newer hot water tanks and many updated heating units throughout the building. The residential units are currently rented below market value, offering potential for future upside, while the commercial tenant provides stable income. The property also includes a garage, ideal for additional income or storage use. A fully occupied asset offering a blend of stability and long-term value-add potential on South Park Avenue. Also listed under Multi-Family MLS B1649481

2325 S Park Avenue, Buffalo
$380,000
10 Beds ⋅ 3 Baths ⋅ B1649477 MLS
Rare opportunity to acquire two income-producing 2-unit properties being sold together as a package in South Buffalo. 2329 South Park features a 2-bedroom, 1-bath upper and lower, while 2331 South Park offers two 3-bedroom, 1-bath apartments. All units are currently rented below market value with month-to-month leases in place, offering flexibility and potential for future upside. The properties offer solid mechanicals and have been well maintained over the years. An excellent opportunity to add four units to your portfolio in a single acquisition with long-term equity potential. Square footage based off public records and combined square footage of the 2 buildings.

2329 & 2331 S Park Avenue, Buffalo
$200,000
4 Beds ⋅ 2 Baths ⋅ B1649479 MLS
Great opportunity in a desirable South Buffalo location! This upper/lower 2-unit features two 2-bedroom, 1-bath apartments with separate utilities and solid mechanicals. Rents are currently below market, offering potential for future upside. Exterior features low-maintenance vinyl siding, and the property has been well maintained over the years. A versatile property with value-add potential, ideal for an owner-occupant or investor looking to build long-term equity.

2328 South Park Avenue, Buffalo
$850,000
6 Beds ⋅ B1663059 MLS
Investors galore. Completely redone from the top to bottom. Right in the heart of Canisius College. Six unit, fully furnished. Beautiful high-end leather, washer, dryer, all your toiletries, bring nothing. Additional lot next-door included. Large garage in the rear. Storage space for each tenant in the basement. Don’t let this one go. Owner will hold note!!

67 Harvard Place, Buffalo
$385,000
2 Beds ⋅ 2 Baths ⋅ B1662960 MLS
Welcome to the Condos at the HUB. Centrally located and walking distance to Sahlens Field, Keybank Center, Canalside, The Casino, and much more. The Hub perfectly blends Modern and old Buffalo Charm. Secure gated parking with a spacious storage locker will be included in the sale. 50 fully renovated units available for sale with various layouts.This condo is our PREMIUM 2 bed, 2 bed, with 1 GARAGE PARKING SPOT and 1 assigned surface lot space.This unit also comes with a storage unit. 1 and 2 bedroom units available. Roof deck with 360 views of city skyline. All appliances included in the sale including in unit washer and dryer. 24 access to condo gym. Commercial space in building includes, Hombre y Lobo,Every Body Plus, and Be You Evolution.Please note- water is included in the HOA for individual unit.

149 Swan Unit 206, Buffalo
$249,900
B1662000 MLS
Versatile four unit investment property in the heart of Kaisertown with strong cash flows! The building features three residential apartments, garage with newer metal roof, and a large street-level retail or office space. Upper rear apartment is currently being remodeled and will be completed prior to closing. The commercial space is currently being used as storage but could be an amazing storefront with original pressed tin ceilings. Also being listed as a multi unit under ml# B166524. An excellent opportunity for investors, business owners, or owner-occupants. Property is offered individually or as part of a three property, seven unit package (see also ml#B1660523 and B1660521) with net income of almost 40k- income and expense report is available. Owner financing available for the package deal.

1812 Clinton Street, Buffalo
$430,000
8 Beds ⋅ 4 Baths ⋅ B1662748 MLS
The owners have Continuously updated this four-unit with a car two two-car garage! Unit one features 12- foot The owners have Continuously updated this four-unit with a car two two-car garage! Unit one features 12-foot ceilings., a kitchen with granite countertops, and an open floor plan, unit two has an updated kitchen including cabinets and flooring, and a spacious living room with three bedrooms! Unit three is an old owner's unit with hardwood floors and a full living room and dining room with two bedrooms. Unit 4 is a one-bedroom utility! Updates include a new ramp, 90% replacement windows, and Roof Approx. 12 years old with seamless gutters, new flat roof 2024, updated electrical, large basement Egress, and recently painted stairwell 2024! Add this one to your portfolio or live one unit and collect the rents!., a kitchen with granite countertops, and an open floor plan, unit two has an updated kitchen including cabinets and flooring, and a spacious living room with three bedrooms! Unit three is an old owner's unit with hardwood floors and a full living room and dining room with two bedrooms. Unit 4 is a one-bedroom utility! Updates include a new ramp, 90% replacement windows.

72 Sunset Street, Buffalo
$70,000
B1662698 MLS
3/4 Acre commercial lot: a mix of various pavements, greenery and trees, including a flowering magnolia in the middle. So many possibilities for the location! Large wide and deep commercial lot in active location on Kensington just near the corner with Fillmore Ave. Priced to sell quickly! Property is currently owned by a church so is fully tax exempt. Semi-trailer parked there - owners of trailer have been told to remove it, it is not represented nor owned by the church. It is possible to drive directly on the property, beware of debris and possible broken glass.

355 Kensington Avenue, Buffalo
$219,000
B1662066 MLS
Highly Visible Multi-Use Commercial on Corner Lot. Includes 3 Bay Garage/Warehouse

2947 Bailey Avenue, Buffalo
$599,900
1 Beds ⋅ B1661988 MLS
VERY UNIQUE INVESTMENT OPPORTUNITY. PRIME BUFFALO LOCATION ON THE ELMWOOD VILLAGE STRIP. 340 ELMWOOD IS A COMBINATION APARTMENT BUILDING AND ROOM HOUSE. 340 ELMOWOOD HAS OPERATED UNDER A ROOMING HOUSE WITH LICENSES FOR MANY YEARS. PROPERTY IS IN A+ CONDITION. ROOF AND MECNANICALS ARE APPROX. 8 YEARS OLD. ALL UTITLTIES AREE INCLUDED IN RENTS. TENANTS ARE LEASED AND ALSO MONTH TO MONTH. THERE IS A SHARED DRIVEWAY, WITH ROOM TO EXPAND PARKING ON THE 200FT. DEEP LOT! PLEASE SEE SUPPLIMENTS FOR INCOME AND EXPENSES. BUILDING HAS MOSTLY ALL REPLACEMENT WINDOWS, NEWER ROOF AND MECHANICALS. THERE ARE 7 INDIVIDUAL ROOMS THAT SHARE TWO MODERN BATHROOMS THERE IS 1 SINGLE BEDROOM APARTMENT. THEERE ARE 3 MODIFIED STUDIO STYLE UNITS PROPERTY IS CURRENTLY MANAGED PROFESSIONALLY BY A 3RD PARTY MANAGER. 1-3 UNITS WILL BE SHOWN ON 1ST TOUR. PLEASE ALLOW 48 HOURS FOR APPOINTMENTS, THANK YOU

340 Elmwood Avenue, Buffalo
$699,950
2 Beds ⋅ 2 Baths ⋅ B1658308 MLS
1111 Elmwood is perfectly located steps from the AKG, walk over to The Terrace in Delaware Park for brunch or happy hour cocktails, and enjoy all the restaurants and shops along Elmwood Avenue. This city condo faces the backyard, and has an expansive private outdoor space. The condo faces Southeast and gets beautiful sunlight all day and night. The layout features 2 bedrooms, 2 bathrooms and a gas fireplace. The ceilings are 10 feet high, there's a great open concept layout, and in-unit laundry room. The terrace has electrical outlets and a hose bib for the urban garden of your dreams. All of the the condos are all fully custom built to your taste - you get to choose your cabinets, flooring, appliances, etc. The building has a Full-time concierge, 24/7 Attended desk, Resident Fitness Studio, 2 Shared outdoor spaces, EV charging stations, and each unit comes with 2 parking spaces in the underground parking garage. You'll never need to brush snow off your car in the morning again! Square footage based on planned/built dimensions. Come check us out!

1111 Elmwood Avenue Unit 106, Buffalo
$99,900
4 Beds ⋅ 1 Baths ⋅ B1660963 MLS
Welcome to 1046 E Ferry St – a spacious corner lot single-family home in Buffalo’s east side! The lower level features 2 bedrooms, a generous living room, formal dining area, kitchen, and a full bathroom. The upper level offers 2 additional bedrooms with potential space to add another bathroom—perfect for extended family or customization. The home includes a full basement, providing ample storage or future living space, and a detached garage for added convenience. Located near major roads, schools, and amenities—this unique layout offers flexibility, space, and great potential! Offer will be reviewed as they become available!!!

1046 E Ferry Street Unit N, Buffalo
$499,900
B1660576 MLS
JUST REDUCED!! MOTIVATED SELLER for this unique property! A great business opportunity for a smaller business looking to expand or a new entrepreneur looking for a great location and opportunity. Located 5 minutes from downtown Buffalo with all the conveniences of city living. The building was rebuilt from the studs up, including new plumbing and new electrical just to mention a few things that bring great value in this property! The main floor is a functioning and ready to operate restaurant. The restaurant features new commercial grade cooking equipment with 2 walk-in freezers. The parking lot holds up to 30+ cars for events and other income making opportunities. On the second floor - you can enjoy stunning loft style living with a private patio overlooking the private fenced and gated property. The interior has high-end finishes in the bathroom and kitchen. The loft also features washer and dryer hookups. A brick accent wall throughout brings charm to the space and make this a one-of-a-kind property boosting pride of ownership. The open floor plan makes this loft ideal for an owner occupant or an added rental space for new owner adding income and value to this unique opportunity for Ownership. There is a private lot for sale adjacent from the property approximately 10,476 SF at 1530 Genesee Street (Parcel ID 140200-101-470-0001-071-000), 1537 Genesee and 168 Bissell Avenue. A package deal can be discussed. BE YOUR OWN BOSS AND CREATE YOUR OWN SUCCESSFUL BUSINESS TODAY!

1532 Genesee Street, Buffalo
$249,900
4 Beds ⋅ 3 Baths ⋅ B1660524 MLS
Versatile four unit investment property in the heart of Kaisertown with strong cash flows! The building features three residential apartments, garage with newer metal roof, and a large street-level retail or office space. Upper rear apartment is currently being remodeled and will be completed prior to closing. The commercial space is currently being used as storage but could be an amazing storefront with original pressed tin ceilings. Also being listed as commercial under ml 1662000. An excellent opportunity for investors, business owners, or owner-occupants. Property is offered individually or as part of a three property, seven unit package (see also ml#B1660523 and B1660521) with net income of almost 40k- income and expense report is available. Owner financing available for the package deal.

1812 Clinton Street, Buffalo
$49,900
B1659466 MLS
Commercial lot ready for development. .38 acres 110x150" the property is zoned for commercial use. N-3C is perfectly suited for retail, office, warehouse, etc. The property is cleared and level, ready to be built.List price well below assessed value.

1327 Kensington Ave, Buffalo
$128,000
4 Beds ⋅ 2 Baths ⋅ B1658185 MLS
Welcome to 172 Hastings Avenue, a spacious single-family home located in the City of Buffalo. This property offers 4 bedrooms and 2 full bathrooms, providing a flexible layout ideal for comfortable living. The home is currently rented for $1,200 per month, making it an excellent opportunity for investors seeking steady rental income, while also offering future potential for owner occupancy. The property features solid mechanics, along with a full basement, crawlspace, and attic, offering ample storage and added functionality. Conveniently situated near public transportation, shopping, and everyday amenities, this home delivers both accessibility and long-term value. Whether you’re an investor looking to expand your portfolio or a buyer planning for future occupancy, 172 Hastings Ave is a well-rounded opportunity in a convenient Buffalo location.

172 Hastings Avenue, Buffalo
$549,900
B1658118 MLS
Mixed-use building located at 568 Niagara Street, situated between Porter Avenue and Jersey Street, for sale. This price includes the business and equipment. This 5,100-square-foot property features the Nickel City Mini Mart and four residential apartments. The current gross monthly income is well below market rent, though there is significant upside as the apartments are currently under-rented to family members. Recent updates to the building include a total roof tear-off completed four years ago, as well as updated furnaces and electrical systems. Additionally, the owner recently installed a 12-foot hood with an Ansul system, adding significant value for potential food takeout operations. Building S/F is 5,100 which does not include the basement S/F of 2329 as shown in tax records.

568 Niagara St Street, Buffalo
$109,000
3 Beds ⋅ 1 Baths ⋅ B1657917 MLS
Welcome to 52 Dart Street, offering over 1,400 square feet of living space and endless potential. This three-bedroom, one-bathroom home includes ample off-street parking and a one-car garage. The property is currently vacant and in need of some TLC, making it a great opportunity for investors or owner-occupants with the right vision. Conveniently located near local shops and colleges, this home offers strong rental potential or the chance to create a personalized residence. Possibilities are truly endless. Offers will be reviewed as they come in.

52 Dart Street, Buffalo
$215,000
4 Beds ⋅ 2 Baths ⋅ B1655498 MLS
Welcome to 145 Arkansas St, Buffalo, NY! This well-sized 4-bedroom, 2-bathroom home offers a comfortable layout with bright living spaces and recent updates throughout. The home is move-in ready and provides a solid opportunity for a variety of living arrangements. Each bedroom offers good space and flexibility for different needs such as a workspace, guest room, or personal retreat. The main living areas are open and functional, making everyday living and entertaining easy. Located on Buffalo’s West Side, this home is situated in an established neighborhood with access to nearby schools, parks, shopping, dining, public transportation, and downtown Buffalo. The location makes daily commuting and errands convenient. This property is a great option for anyone looking for space, convenience, and value in one package.

145 Arkansas Street, Buffalo
$1,800,000
B1657741 MLS
3149 Main Street is a restaurant building including more than fifty parking spaces, in the University District, a half mile from UB South Campus. "The Steer" has been a long-established restaurant brand and location for decades. The property is over a half-acre in size; The Steer is approximately 7,100 square feet with an indoor capacity of 235 and an additional 80 patrons on the two patios. The Steer is a two-story building with a full basement, three bars (1st floor, 2nd floor, 2nd floor patio), 2 indoor dining rooms, 2 patios, and 2 kitchens. Restaurant will remain open until sold and closed.

3149 Main Street, Buffalo
$1,200,000
B1657761 MLS
3165 Main Street is a restaurant building in the University District, a half mile from UB South Campus. "Lake Effect Diner" has been a long-established restaurant brand and location for decades. The Lake Effect Diner is 4,305 square feet with a capacity of 50 and potential for an additional 80 included in a design plan for an addition (blueprints available). The Lake Effect Diner is, in part, a vintage, 1952 Mountain View Diner that was transported from Wayne Pennsylvania in 2001. The Vintage diner is the dining room while a new building was constructed that includes a large kitchen and full basement making up 2 stories of cooking, prep, and baking space. The Lake Effect Diner has been featured on the Food Networks "Diners, Drive-Ins and Dives" twice, including recently in 2025. Newly updated, over equipped, and meticulously maintained. Restaurant will remain open until it is sold and closed.

3165 Main Street, Buffalo
$595,000
B1657485 MLS
Great location on Hertel near Starin, Buffalo. Commercial building with 3900 sq ft plus a basement with 600 sq ft available for use. Newer electrical service w/cir. brks, plus newer furnace with central air. Parking lot in the rear for 6 cars. There is a spacious 2 bedroom apartment on the 2nd floor with a newer furnace, for additional income. Great building with a great location.

1705 Hertel Avenue, Buffalo
$549,900
B1656030 MLS
Property is available for lease MLS B1656042. VRP pricing Owner will consider offers between $549,900-$599,900 depending on terms. This property stands out as a premier investment, offering a unique blend of immediate income and long-term growth potential. At its core is a fully operational, turn-key restaurant—complete with all equipment and furnishings—allowing investors to generate revenue from day one without the delays or costs of setup. The building also features a recently renovated three-bedroom space, perfect for use as an office, staff quarters, or even as an additional rental unit, further increasing the property’s earning capacity. A major highlight is the expansive commercial/industrial warehouse, equipped with its own loading and unloading door and generous storage facilities. The warehouse, recently upgraded with a new roof, opens the door to a variety of business ventures—whether as a logistics hub, workshop, or leased out to third parties for supplementary income. Its flexible design supports multi-use purposes, making it easy to adapt as market demands evolve. With its strategic combination of restaurant and commercial space, this property is ideal for investors seeking a ready-to-go business with the flexibility to expand, diversify, or lease out portions for additional revenue. The potential for multiple income streams, coupled with recent upgrades, makes this a rare and valuable opportunity for both seasoned and first-time investors

898 Genesee Street, Buffalo
$91,000
3 Beds ⋅ 1 Baths ⋅ B1654872 MLS
Spacious 3-Bed / 2-Bath Buffalo Home – Motivated Seller! Rare opportunity! Well-maintained 3-bedroom, 2-bath home with an extra room that can serve as a 4th bedroom, office, or additional living space. Features updated kitchen, modern finishes, generous room sizes, new roof (2022), and low-maintenance vinyl siding. Large fenced yard perfect for outdoor living or pets. Currently rented at $1,450/month, offering strong income potential. Move-in ready in a convenient Buffalo neighborhood.

782 Smith Street, Buffalo