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Welcome to The Park Lane, one of Western New York’s most beautiful apartment buildings! Built in 1925 and located on Frederick Law Olmsted’s Gates Circle, it is listed on the National Registry of Historic Places. Apartment 6B, combines historic elegance with modern conveniences including an updated kitchen and 2 full bathrooms. Measuring 1849 square feet, this apartment has large and gracious spaces for entertaining or enjoying quietly. Hard wood floors throughout the apartment. With views north, west and east, there is always beautiful light filling the rooms. Enter into a welcoming foyer and hall with a coat closet and arched doorway to the Living Room. The large living room has built-in bookshelves and lower cabinets for storage. A beautiful mantle and fireplace (NRTC) are the focal points along with many windows overlooking the trees and rooftops of Lafayette Ave and Chapin Parkway. The Dining Room is very spacious as well. The fully updated kitchen has new appliances, neutral colors, and granite countertops and leads to a pantry with plenty of additional storage and the laundry room. Both bedrooms are large. The primary bathroom includes a tub while the second bedroom uses the hall bath which is brand new and has a no-step shower. The Park Lane has a concierge-staffed front desk 24 hours a day, valet parking, exercise area and a community room and library. Storage unit in the basement. Buffalo living at its best!

2 Beds ⋅ 2 Baths ⋅ B1703708 MLS

Welcome to The Park Lane, one of Western New York’s most beautiful apartment buildings! Built in 1925 and located on Frederick Law Olmsted’s Gates Circle, it is listed on the National Registry of Historic Places. Apartment 6B, combines historic elegance with modern conveniences including an updated kitchen and 2 full bathrooms. Measuring 1849 square feet, this apartment has large and gracious spaces for entertaining or enjoying quietly. Hard wood floors throughout the apartment. With views north, west and east, there is always beautiful light filling the rooms. Enter into a welcoming foyer and hall with a coat closet and arched doorway to the Living Room. The large living room has built-in bookshelves and lower cabinets for storage. A beautiful mantle and fireplace (NRTC) are the focal points along with many windows overlooking the trees and rooftops of Lafayette Ave and Chapin Parkway. The Dining Room is very spacious as well. The fully updated kitchen has new appliances, neutral colors, and granite countertops and leads to a pantry with plenty of additional storage and the laundry room. Both bedrooms are large. The primary bathroom includes a tub while the second bedroom uses the hall bath which is brand new and has a no-step shower. The Park Lane has a concierge-staffed front desk 24 hours a day, valet parking, exercise area and a community room and library. Storage unit in the basement. Buffalo living at its best!

33 Gates Circle Unit 6B, Buffalo

$601,000

The former 2 story Evangelic Lutheran Church of about 21,334 SF area with adjoining school office at 11 Doat St, Buffalo, NY 14211. Long street parking of about 15-20 cars. Excellent commercial opportunity featuring a former Evangelic Lutheran Church with an adjoining school and office building, offering flexible space for a variety of permitted commercial, institutional, or public assembly uses (subject to municipal approval). Significant 2025 capital improvements include a new 400-amp electrical service and a new forced-air heating system. The property features a commercial kitchen, four commercial restrooms on the main level, two additional restrooms in the full basement, and a spacious lower level previously used as a dining/fellowship hall. Well suited for an owner-user, nonprofit organization, educational or community facility, event venue, or investment opportunity. Convenient Buffalo location with easy access to major roadways, downtown, and surrounding amenities. Buyers are encouraged to verify zoning, permitted uses, square footage, and all property information to their satisfaction. This property is also offered as part of a separately listed portfolio for $1,150,000, consisting of the following three properties: 11 Doat St — $601,000 | MLS #B1694317 24 Rustic Pl — $49,100 | MLS #B1698410 1609 Genesee St — $499,900 | MLS #B1677755 The seller will consider offers on the portfolio as a whole or on the individual properties, subject to seller approval and the terms of any accepted purchase agreement. The seller is a real estate agent. Please refer to the applicable MLS number for complete property details, property features, and disclosures.

B1694317 MLS

The former 2 story Evangelic Lutheran Church of about 21,334 SF area with adjoining school office at 11 Doat St, Buffalo, NY 14211. Long street parking of about 15-20 cars. Excellent commercial opportunity featuring a former Evangelic Lutheran Church with an adjoining school and office building, offering flexible space for a variety of permitted commercial, institutional, or public assembly uses (subject to municipal approval). Significant 2025 capital improvements include a new 400-amp electrical service and a new forced-air heating system. The property features a commercial kitchen, four commercial restrooms on the main level, two additional restrooms in the full basement, and a spacious lower level previously used as a dining/fellowship hall. Well suited for an owner-user, nonprofit organization, educational or community facility, event venue, or investment opportunity. Convenient Buffalo location with easy access to major roadways, downtown, and surrounding amenities. Buyers are encouraged to verify zoning, permitted uses, square footage, and all property information to their satisfaction. This property is also offered as part of a separately listed portfolio for $1,150,000, consisting of the following three properties: 11 Doat St — $601,000 | MLS #B1694317 24 Rustic Pl — $49,100 | MLS #B1698410 1609 Genesee St — $499,900 | MLS #B1677755 The seller will consider offers on the portfolio as a whole or on the individual properties, subject to seller approval and the terms of any accepted purchase agreement. The seller is a real estate agent. Please refer to the applicable MLS number for complete property details, property features, and disclosures.

11 Doat Street, Buffalo

$599,900

Motivated Sellers!!! Significant Price Reduction!!! Beautiful 4-bedroom, 2.5 bath, 2nd floor laundry, Marano built home in a highly desirable, walkable North Buffalo location. Inviting living areas, beautiful finishes throughout. The flexible floor plan provides room for everyday living, entertaining or a home office. Enjoy a large fenced private yard with a charming gazebo and shed, both included with the sale, perfect for relaxing and hosting gatherings. All appliances included for added convenience. With this significant price reduction and motivated sellers, this is an exceptional opportunity to own a beautiful home in a sought after North Buffalo location. Don’t miss it!!

4 Beds ⋅ 3 Baths ⋅ B1717365 MLS

Motivated Sellers!!! Significant Price Reduction!!! Beautiful 4-bedroom, 2.5 bath, 2nd floor laundry, Marano built home in a highly desirable, walkable North Buffalo location. Inviting living areas, beautiful finishes throughout. The flexible floor plan provides room for everyday living, entertaining or a home office. Enjoy a large fenced private yard with a charming gazebo and shed, both included with the sale, perfect for relaxing and hosting gatherings. All appliances included for added convenience. With this significant price reduction and motivated sellers, this is an exceptional opportunity to own a beautiful home in a sought after North Buffalo location. Don’t miss it!!

81 Rachel Vincent Way, Buffalo

$599,900

Enjoy spectacular Lake Erie and City views from every room in this 3 bedroom or (2 bedroom plus office), 2 1/2 bath condominium. This spacious living room and balcony offer comfortable spaces to relax, entertain and take in beautiful sunsets over the water. The unit also includes 2 indoor garage parking spaces, storage unit and a beautiful exercise facility. Enjoy the scenery, space and convenience of city living in a home with truly exceptional views. Showings begin immediately. Lister to accompany showings.

3 Beds ⋅ 3 Baths ⋅ B1711866 MLS

Enjoy spectacular Lake Erie and City views from every room in this 3 bedroom or (2 bedroom plus office), 2 1/2 bath condominium. This spacious living room and balcony offer comfortable spaces to relax, entertain and take in beautiful sunsets over the water. The unit also includes 2 indoor garage parking spaces, storage unit and a beautiful exercise facility. Enjoy the scenery, space and convenience of city living in a home with truly exceptional views. Showings begin immediately. Lister to accompany showings.

902 Admirals Walk Unit 902, Buffalo

$599,000

Welcome to 17 Saint Louis Place, a striking historic home where thoughtful restoration and modern comfort come together beautifully. Behind its distinctive mansard roofline and timeless brick exterior, the home has been extensively updated while preserving the character that makes it truly special. The open main level showcases exposed brick walls, rich hardwood floors, original architectural details, recessed lighting, and a beautiful fireplace that anchors the living space. The redesigned kitchen is built for both everyday living and entertaining, featuring granite countertops, an oversized center island, modern cabinetry, stainless steel appliances, and generous workspace. Major improvements include updated plumbing and electrical systems, giving buyers the confidence of modern infrastructure within a historic setting. Spacious bedrooms continue the home’s blend of warmth and character, while the renovated bathroom offers a double vanity, tiled walk-in shower, and contemporary finishes. Located just minutes from the Buffalo Niagara Medical Campus, downtown Buffalo, restaurants, entertainment, and major commuter routes, this home offers exceptional convenience in one of the city’s most distinctive neighborhoods. With impressive craftsmanship, flexible living spaces, off-street parking, and a restoration that respects the home’s original charm, this is a rare opportunity to own a memorable and move-in-ready Buffalo residence.

2 Beds ⋅ 2 Baths ⋅ B1700954 MLS

Welcome to 17 Saint Louis Place, a striking historic home where thoughtful restoration and modern comfort come together beautifully. Behind its distinctive mansard roofline and timeless brick exterior, the home has been extensively updated while preserving the character that makes it truly special. The open main level showcases exposed brick walls, rich hardwood floors, original architectural details, recessed lighting, and a beautiful fireplace that anchors the living space. The redesigned kitchen is built for both everyday living and entertaining, featuring granite countertops, an oversized center island, modern cabinetry, stainless steel appliances, and generous workspace. Major improvements include updated plumbing and electrical systems, giving buyers the confidence of modern infrastructure within a historic setting. Spacious bedrooms continue the home’s blend of warmth and character, while the renovated bathroom offers a double vanity, tiled walk-in shower, and contemporary finishes. Located just minutes from the Buffalo Niagara Medical Campus, downtown Buffalo, restaurants, entertainment, and major commuter routes, this home offers exceptional convenience in one of the city’s most distinctive neighborhoods. With impressive craftsmanship, flexible living spaces, off-street parking, and a restoration that respects the home’s original charm, this is a rare opportunity to own a memorable and move-in-ready Buffalo residence.

17 Saint Louis Place, Buffalo

$595,000

This stunning 3 bedroom, 2 bath Colonial is packed with character, featuring gleaming inlaid hardwood floors, gorgeous natural woodwork, coffered ceilings and beautiful leaded glass. The updated kitchen shines with granite countertops and stainless steel appliances. Enjoy modern comforts including new windows, central air, hot water heat and radiant floor heating. A first-floor full bath and laundry add convenience. The massive primary bedroom boasts two large closets, while the beautifully updated full bath features a heated floor. The partially finished third floor offers exciting possibilities for an additional bedroom, playroom or bonus space. Outside, relax on the cozy front porch or enjoy the fun rear porch overlooking the deep backyard. A stamped concrete patio is perfect for entertaining! Additional highlights include a well-maintained slate roof, updated mechanicals, dry basement and two-car garage. Timeless architecture, incredible woodwork and thoughtful updates make this Elmwood Village gem one you won't want to miss!

3 Beds ⋅ 2 Baths ⋅ B1721249 MLS

This stunning 3 bedroom, 2 bath Colonial is packed with character, featuring gleaming inlaid hardwood floors, gorgeous natural woodwork, coffered ceilings and beautiful leaded glass. The updated kitchen shines with granite countertops and stainless steel appliances. Enjoy modern comforts including new windows, central air, hot water heat and radiant floor heating. A first-floor full bath and laundry add convenience. The massive primary bedroom boasts two large closets, while the beautifully updated full bath features a heated floor. The partially finished third floor offers exciting possibilities for an additional bedroom, playroom or bonus space. Outside, relax on the cozy front porch or enjoy the fun rear porch overlooking the deep backyard. A stamped concrete patio is perfect for entertaining! Additional highlights include a well-maintained slate roof, updated mechanicals, dry basement and two-car garage. Timeless architecture, incredible woodwork and thoughtful updates make this Elmwood Village gem one you won't want to miss!

514 Richmond Avenue, Buffalo

$589,000

Welcome to 182 Lancaster Avenue — a rare opportunity to own a four-unit property in the heart of Elmwood Village. Set within a classic Queen Anne–style residence, this home showcases timeless architectural character paired with strong income potential, just steps from one of Buffalo’s most sought-after and walkable neighborhoods. An oversized front porch enhances the curb appeal - the perfect setting to relax on summer days and enjoy the energy of Elmwood Avenue. This well-maintained multi-family features two spacious 2-bedroom apartments and two 1-bedroom apartments, a highly desirable and flexible unit mix with strong rental demand. The first-floor unit is currently vacant and has been updated with a brand-new kitchen, making it ideal for an owner-occupant or for immediate market-rate leasing. Additional updates include a newer boiler (2021), exterior paint (2023), shared basement laundry, and off-street parking for all tenants — a rare and valuable convenience in this prime location. All mechanicals are serviced yearly, providing added peace of mind and consistent performance. The property delivers solid income potential with meaningful upside for future appreciation in a consistently strong rental market. Located just steps from Elmwood Avenues vibrant shops, cafés, restaurants, parks, nightlife, and cultural attractions, this property provides unmatched walkability and lifestyle appeal. Whether you’re seeking to live in one unit while tenants help offset expenses or add a strong, stable asset to your portfolio, 182 Lancaster Avenue delivers location, flexibility, and long-term value in one exceptional package.

6 Beds ⋅ 4 Baths ⋅ B1709491 MLS

Welcome to 182 Lancaster Avenue — a rare opportunity to own a four-unit property in the heart of Elmwood Village. Set within a classic Queen Anne–style residence, this home showcases timeless architectural character paired with strong income potential, just steps from one of Buffalo’s most sought-after and walkable neighborhoods. An oversized front porch enhances the curb appeal - the perfect setting to relax on summer days and enjoy the energy of Elmwood Avenue. This well-maintained multi-family features two spacious 2-bedroom apartments and two 1-bedroom apartments, a highly desirable and flexible unit mix with strong rental demand. The first-floor unit is currently vacant and has been updated with a brand-new kitchen, making it ideal for an owner-occupant or for immediate market-rate leasing. Additional updates include a newer boiler (2021), exterior paint (2023), shared basement laundry, and off-street parking for all tenants — a rare and valuable convenience in this prime location. All mechanicals are serviced yearly, providing added peace of mind and consistent performance. The property delivers solid income potential with meaningful upside for future appreciation in a consistently strong rental market. Located just steps from Elmwood Avenues vibrant shops, cafés, restaurants, parks, nightlife, and cultural attractions, this property provides unmatched walkability and lifestyle appeal. Whether you’re seeking to live in one unit while tenants help offset expenses or add a strong, stable asset to your portfolio, 182 Lancaster Avenue delivers location, flexibility, and long-term value in one exceptional package.

182 Lancaster Avenue, Buffalo

$579,990

This Lovely HARD to FIND 2 Bedroom 2.5 Bath almost 2,200sgft tri-level Brick and Stone Town Home in Exclusive Lakefront Commons is BETTER THAN NEW! Built in 2003 and has been Completely Improved Inside and Out recently and is in Absolute move-in condition with NO ASSOCIATION FEE, that's right: NO HOA fees an Amazing Waterfront views and Million-Dollar Sunsets from 2 private decks. MAIN FLOOR: Big bright living room with fireplace leads to your private almost 200sqft partially covered deck overlooking the amazing waterfront and Erie Basin Marina, Formal dining area, OPEN FLOOR PLAN, Newer kitchen with granite counters, stone sink ,spacious center Island absolutely perfect for entertaining with new built ins and Stainless Appliances, Half bathroom, Central AC and NEW LVT flooring throughout. UPPER: Huge Luxurious Primary Suite with your own Private Deck and the same amazing water views and priceless sunsets, dual double closets, dressing area with dual sinks, Private updated full bathroom with jetted tub and incredible walk-in shower with rain head, Second Bedroom with another full bathroom. LOWER: Laundry area and almost 200 square foot bonus room for utility or workout has direct access to your attached 2.5 car garage ready with electric line for Vehicle Charging. UPDATES Galore: INSIDE: Kitchen with granite and stone sink and stainless steel appliances, Both Sliding Patio doors, new paint throughout, blinds, water tank. OUTSIDE: New Roof and Skylights, Garage door, Deck, Driveway and MUCH more. Minutes to restaurants, Sports venues, Erie Basin Marina, Boating and all Canal Side has to offer. Amazing location Close to Everything yet PRIVATE. Don't just wish you lived here! Come VISIT and MAKE it HAPPEN! Fantastic location Close to most everything. NEARBY: I-190, I-90 NYS Thruway, RT33 Minutes to restaurants, Taverns, Entertainment, Sports venues, Erie Basin Marina, Boating and all Canal Side has to offer. Also listed as B170670 Condo And Townhouse.

2 Beds ⋅ 3 Baths ⋅ B1706700 MLS

This Lovely HARD to FIND 2 Bedroom 2.5 Bath almost 2,200sgft tri-level Brick and Stone Town Home in Exclusive Lakefront Commons is BETTER THAN NEW! Built in 2003 and has been Completely Improved Inside and Out recently and is in Absolute move-in condition with NO ASSOCIATION FEE, that's right: NO HOA fees an Amazing Waterfront views and Million-Dollar Sunsets from 2 private decks. MAIN FLOOR: Big bright living room with fireplace leads to your private almost 200sqft partially covered deck overlooking the amazing waterfront and Erie Basin Marina, Formal dining area, OPEN FLOOR PLAN, Newer kitchen with granite counters, stone sink ,spacious center Island absolutely perfect for entertaining with new built ins and Stainless Appliances, Half bathroom, Central AC and NEW LVT flooring throughout. UPPER: Huge Luxurious Primary Suite with your own Private Deck and the same amazing water views and priceless sunsets, dual double closets, dressing area with dual sinks, Private updated full bathroom with jetted tub and incredible walk-in shower with rain head, Second Bedroom with another full bathroom. LOWER: Laundry area and almost 200 square foot bonus room for utility or workout has direct access to your attached 2.5 car garage ready with electric line for Vehicle Charging. UPDATES Galore: INSIDE: Kitchen with granite and stone sink and stainless steel appliances, Both Sliding Patio doors, new paint throughout, blinds, water tank. OUTSIDE: New Roof and Skylights, Garage door, Deck, Driveway and MUCH more. Minutes to restaurants, Sports venues, Erie Basin Marina, Boating and all Canal Side has to offer. Amazing location Close to Everything yet PRIVATE. Don't just wish you lived here! Come VISIT and MAKE it HAPPEN! Fantastic location Close to most everything. NEARBY: I-190, I-90 NYS Thruway, RT33 Minutes to restaurants, Taverns, Entertainment, Sports venues, Erie Basin Marina, Boating and all Canal Side has to offer. Also listed as B170670 Condo And Townhouse.

428 Lakefront Boulevard, Buffalo

$579,990

This Lovely HARD to FIND 2 Bedroom 2.5 Bath almost 2,200sgft tri-level Brick and Stone Town Home in Exclusive Lakefront Commons is BETTER THAN NEW! Built in 2003 and has been Completely Improved Inside and Out recently and is in Absolute move-in condition with NO ASSOCIATION FEE, that's right: NO HOA fees an Amazing Waterfront views and Million-Dollar Sunsets from 2 private decks. MAIN FLOOR: Big bright living room with fireplace leads to your private almost 200sqft partially covered deck overlooking the amazing waterfront and Erie Basin Marina, Formal dining area, OPEN FLOOR PLAN, Newer kitchen with granite counters, stone sink ,spacious center Island absolutely perfect for entertaining with new built ins and Stainless Appliances, Half bathroom, Central AC and NEW LVT flooring throughout. UPPER: Huge Luxurious Primary Suite with your own Private Deck and the same amazing water views and priceless sunsets, dual double closets, dressing area with dual sinks, Private updated full bathroom with jetted tub and incredible walk-in shower with rain head, Second Bedroom with another full bathroom. LOWER: Laundry area and almost 200 square foot bonus room for utility or workout has direct access to your attached 2.5 car garage ready with electric line for Vehicle Charging. UPDATES Galore: INSIDE: Kitchen with granite and stone sink and stainless steel appliances, Both Sliding Patio doors, new paint throughout, blinds, water tank. OUTSIDE: New Roof and Skylights, Garage door, Deck, Driveway and MUCH more. Minutes to restaurants, Sports venues, Erie Basin Marina, Boating and all Canal Side has to offer. Amazing location Close to Everything yet PRIVATE. Don't just wish you lived here! Come VISIT and MAKE it HAPPEN! Fantastic location Close to most everything. NEARBY: I-190, I-90 NYS Thruway, RT33 Minutes to restaurants, Taverns, Entertainment, Sports venues, Erie Basin Marina, Boating and all Canal Side has to offer. Also listed as B1706700 Single Family Residential.

2 Beds ⋅ 3 Baths ⋅ B1706701 MLS

This Lovely HARD to FIND 2 Bedroom 2.5 Bath almost 2,200sgft tri-level Brick and Stone Town Home in Exclusive Lakefront Commons is BETTER THAN NEW! Built in 2003 and has been Completely Improved Inside and Out recently and is in Absolute move-in condition with NO ASSOCIATION FEE, that's right: NO HOA fees an Amazing Waterfront views and Million-Dollar Sunsets from 2 private decks. MAIN FLOOR: Big bright living room with fireplace leads to your private almost 200sqft partially covered deck overlooking the amazing waterfront and Erie Basin Marina, Formal dining area, OPEN FLOOR PLAN, Newer kitchen with granite counters, stone sink ,spacious center Island absolutely perfect for entertaining with new built ins and Stainless Appliances, Half bathroom, Central AC and NEW LVT flooring throughout. UPPER: Huge Luxurious Primary Suite with your own Private Deck and the same amazing water views and priceless sunsets, dual double closets, dressing area with dual sinks, Private updated full bathroom with jetted tub and incredible walk-in shower with rain head, Second Bedroom with another full bathroom. LOWER: Laundry area and almost 200 square foot bonus room for utility or workout has direct access to your attached 2.5 car garage ready with electric line for Vehicle Charging. UPDATES Galore: INSIDE: Kitchen with granite and stone sink and stainless steel appliances, Both Sliding Patio doors, new paint throughout, blinds, water tank. OUTSIDE: New Roof and Skylights, Garage door, Deck, Driveway and MUCH more. Minutes to restaurants, Sports venues, Erie Basin Marina, Boating and all Canal Side has to offer. Amazing location Close to Everything yet PRIVATE. Don't just wish you lived here! Come VISIT and MAKE it HAPPEN! Fantastic location Close to most everything. NEARBY: I-190, I-90 NYS Thruway, RT33 Minutes to restaurants, Taverns, Entertainment, Sports venues, Erie Basin Marina, Boating and all Canal Side has to offer. Also listed as B1706700 Single Family Residential.

428 Lakefront Boulevard, Buffalo

$569,900

Welcome to 23 Oxford Avenue a completely reimagined two-family home in one of Buffalo's best locations. This property has been fully renovated, a truly turnkey investment or owner-occupancy. The renovation includes new electric, new plumbing, new HVAC, framing, insulation, drywall, new windows, new roof (2025), flooring and sub floors, beautifully finished interiors. Every detail has been carefully considered to provide modern comfort while preserving the home's timeless character. Each spacious apartment features 10-foot ceilings, large windows that fill the home with natural light, engineered hardwood flooring, three big bedrooms, and two beautifully designed full bathrooms with modern tile finishes, in each unit. The custom kitchens showcase sleek concrete countertops, premium cabinetry, and high-end stainless steel appliances, including a built-in oven, cooktop, refrigerator, dishwasher, and contemporary finishes throughout. Each unit also features two decorative fireplaces that add warmth and character. Modern convenience continues with in-unit laundry hookups in both apartments, with the upper unit already equipped with a washer and dryer. The upper apartment also enjoys exclusive access to an enormous private attic spanning the entire footprint of the unit—ideal for a studio, or creative workspace. The lower apartment includes exclusive access to a full basement, providing exceptional storage space. Outside, you'll find a newly rebuilt front porch (2025), a fenced backyard perfect for entertaining or relaxing, a private driveway, and abundant street parking. Perfectly positioned just off the Main Street corridor, this property is minutes from the Buffalo Niagara Medical Campus, Elmwood Village, Delaware Park, downtown Buffalo, museums, restaurants (Popular Eggsperience Vasilis just around the corner), shopping, schools, and major transportation routes. Whether you're looking for a high-quality investment property or an exceptional owner-occupied residence with rental income, 23 Oxford Avenue offers the rare combination of premium craftsmanship, spacious living, and an unbeatable location. Can potentially produce up to 5k per month in rental income.

6 Beds ⋅ 4 Baths ⋅ B1716938 MLS

Welcome to 23 Oxford Avenue a completely reimagined two-family home in one of Buffalo's best locations. This property has been fully renovated, a truly turnkey investment or owner-occupancy. The renovation includes new electric, new plumbing, new HVAC, framing, insulation, drywall, new windows, new roof (2025), flooring and sub floors, beautifully finished interiors. Every detail has been carefully considered to provide modern comfort while preserving the home's timeless character. Each spacious apartment features 10-foot ceilings, large windows that fill the home with natural light, engineered hardwood flooring, three big bedrooms, and two beautifully designed full bathrooms with modern tile finishes, in each unit. The custom kitchens showcase sleek concrete countertops, premium cabinetry, and high-end stainless steel appliances, including a built-in oven, cooktop, refrigerator, dishwasher, and contemporary finishes throughout. Each unit also features two decorative fireplaces that add warmth and character. Modern convenience continues with in-unit laundry hookups in both apartments, with the upper unit already equipped with a washer and dryer. The upper apartment also enjoys exclusive access to an enormous private attic spanning the entire footprint of the unit—ideal for a studio, or creative workspace. The lower apartment includes exclusive access to a full basement, providing exceptional storage space. Outside, you'll find a newly rebuilt front porch (2025), a fenced backyard perfect for entertaining or relaxing, a private driveway, and abundant street parking. Perfectly positioned just off the Main Street corridor, this property is minutes from the Buffalo Niagara Medical Campus, Elmwood Village, Delaware Park, downtown Buffalo, museums, restaurants (Popular Eggsperience Vasilis just around the corner), shopping, schools, and major transportation routes. Whether you're looking for a high-quality investment property or an exceptional owner-occupied residence with rental income, 23 Oxford Avenue offers the rare combination of premium craftsmanship, spacious living, and an unbeatable location. Can potentially produce up to 5k per month in rental income.

23 Oxford Avenue, Buffalo

$559,900

Beautiful City Colonial Near Delaware Park & Museum District. Welcome to this charming city colonial, perfectly situated just a short walk from the arts, science, and history museums, with Delaware Park practically at your doorstep. Enjoy the best of urban living with effortless access to cultural attractions, green space, and everything this vibrant neighborhood has to offer. Step inside to find a large living room featuring two sets of double French doors that open onto a spacious front covered porch—ideal for relaxing or entertaining. Hardwood flooring extends through many rooms, adding warmth and classic character throughout the home. A first-floor den/family room with built-in bookcases provides the perfect spot for reading, working, or gathering. The updated kitchen is a true highlight, outfitted with a Wolf gas stove, LG dishwasher and refrigerator, solid-surface countertops, and refreshed cabinetry—ready for everyday meals or serious cooking. Additional features include a finished walk-up third floor for flexible living space, a high-efficiency Lennox furnace with central air conditioning for year-round comfort, and a maintenance-free rear wood deck for outdoor enjoyment. This well-cared-for colonial blends timeless style with modern conveniences in one of the city’s most desirable locations. Don’t miss the opportunity to call it home. Offer deadline is Monday October 19 at 12:00pm. No escalation clauses.

3 Beds ⋅ 3 Baths ⋅ B1720436 MLS

Beautiful City Colonial Near Delaware Park & Museum District. Welcome to this charming city colonial, perfectly situated just a short walk from the arts, science, and history museums, with Delaware Park practically at your doorstep. Enjoy the best of urban living with effortless access to cultural attractions, green space, and everything this vibrant neighborhood has to offer. Step inside to find a large living room featuring two sets of double French doors that open onto a spacious front covered porch—ideal for relaxing or entertaining. Hardwood flooring extends through many rooms, adding warmth and classic character throughout the home. A first-floor den/family room with built-in bookcases provides the perfect spot for reading, working, or gathering. The updated kitchen is a true highlight, outfitted with a Wolf gas stove, LG dishwasher and refrigerator, solid-surface countertops, and refreshed cabinetry—ready for everyday meals or serious cooking. Additional features include a finished walk-up third floor for flexible living space, a high-efficiency Lennox furnace with central air conditioning for year-round comfort, and a maintenance-free rear wood deck for outdoor enjoyment. This well-cared-for colonial blends timeless style with modern conveniences in one of the city’s most desirable locations. Don’t miss the opportunity to call it home. Offer deadline is Monday October 19 at 12:00pm. No escalation clauses.

41 Chatham Avenue, Buffalo

$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

$550,000

WELCOME TO 2776 MAIN ST, 3 UNIT BUILDING! North Buffalo Three Unit on a NICE yard, with a two-car garage. Low maintenance exterior. Two spacious LOWER 1br Apts. with surprising features to start with gleaming Hardwood Floors in each unit, yet easy to manage apartments with some original moldings, woodwork. Big, bright, traditional second floor apartment has original woodwork, hardwood floors, a fireplace. Just imagine as an owner occupant in the massive upper with fireplace, ceiling fans French doors for an enclosed living room with a bedroom in that area OR has been a student rental for Canisus & SUNYAB; rear porch that is attached to kitchen and a bedroom; A must see; SOLD AS IS.

5 Beds ⋅ 3 Baths ⋅ B1711834 MLS

WELCOME TO 2776 MAIN ST, 3 UNIT BUILDING! North Buffalo Three Unit on a NICE yard, with a two-car garage. Low maintenance exterior. Two spacious LOWER 1br Apts. with surprising features to start with gleaming Hardwood Floors in each unit, yet easy to manage apartments with some original moldings, woodwork. Big, bright, traditional second floor apartment has original woodwork, hardwood floors, a fireplace. Just imagine as an owner occupant in the massive upper with fireplace, ceiling fans French doors for an enclosed living room with a bedroom in that area OR has been a student rental for Canisus & SUNYAB; rear porch that is attached to kitchen and a bedroom; A must see; SOLD AS IS.

2776 Main Street, Buffalo

$549,900

Bring Home Happiness in this classic Buffalo Colonial w/ all of the original character & a whole lot of room to grow, set on a tree-lined block in one of the city's most desirable neighborhoods. A wide covered front porch w/ tongue & groove ceiling is the perfect spot for morning coffee & meeting the neighbors. This home is ideal for buyers who want space to spread out, character that can't be built new & a yard that makes city living feel like a retreat. Step inside to a sun-drenched living rm w/ a wall of oak-trimmed windows, inlaid border hdwd flrs & the kind of woodwork you simply can't replicate today. Formal dining rm is a showstopper w/ rich oak wainscoting, a built-in window seat, arched niche & French doors that open to a bright bonus rm, ideal as a home office, playroom or sunroom. Updated eat-in kitchen features crisp white cabinetry, subway tile backsplash, quartz-look counters, gas range, stainless appliances & new LVP flooring, w/ a sunny breakfast nook overlooking the yard & plenty of counter space for anyone who knows their way around a stove. Convenient 1st flr powder rm. Upstairs you'll find 4 bdrms, including a primary & 2nd bdrm w/ sweeping bay windows that flood the rooms w/ light & make mornings tough to leave, plus two additional bedrooms with bonus rooms attached that are perfect for a WFH office, nursery or guest space & an updated full bath. Walk-up attic w/ roughly 800 sq ft is ready for your vision, whether a future suite, studio or media rm. Full basement offers laundry w/ washer & dryer, utility sink, sump pump & plenty of room for storage. The backyard is a rare city bonus w/ a deep fenced lawn, oversized concrete patio for entertaining & a 3 car detached garage w/ plenty of off street parking. Whether you're hosting summer cookouts or tailgating on game day, this partially fenced and peaceful outdoor space delivers. Enjoy being just minutes to Delaware Park, the Zoo & all of local restaurants & shopping Hertel Ave has to offer Updates include: Tear off roof, boiler, HWT, electric service all approximately w/i 10 years. All new windows within 5 years as well as exterior paint job. Showings start immediately!

4 Beds ⋅ 2 Baths ⋅ B1716310 MLS

Bring Home Happiness in this classic Buffalo Colonial w/ all of the original character & a whole lot of room to grow, set on a tree-lined block in one of the city's most desirable neighborhoods. A wide covered front porch w/ tongue & groove ceiling is the perfect spot for morning coffee & meeting the neighbors. This home is ideal for buyers who want space to spread out, character that can't be built new & a yard that makes city living feel like a retreat. Step inside to a sun-drenched living rm w/ a wall of oak-trimmed windows, inlaid border hdwd flrs & the kind of woodwork you simply can't replicate today. Formal dining rm is a showstopper w/ rich oak wainscoting, a built-in window seat, arched niche & French doors that open to a bright bonus rm, ideal as a home office, playroom or sunroom. Updated eat-in kitchen features crisp white cabinetry, subway tile backsplash, quartz-look counters, gas range, stainless appliances & new LVP flooring, w/ a sunny breakfast nook overlooking the yard & plenty of counter space for anyone who knows their way around a stove. Convenient 1st flr powder rm. Upstairs you'll find 4 bdrms, including a primary & 2nd bdrm w/ sweeping bay windows that flood the rooms w/ light & make mornings tough to leave, plus two additional bedrooms with bonus rooms attached that are perfect for a WFH office, nursery or guest space & an updated full bath. Walk-up attic w/ roughly 800 sq ft is ready for your vision, whether a future suite, studio or media rm. Full basement offers laundry w/ washer & dryer, utility sink, sump pump & plenty of room for storage. The backyard is a rare city bonus w/ a deep fenced lawn, oversized concrete patio for entertaining & a 3 car detached garage w/ plenty of off street parking. Whether you're hosting summer cookouts or tailgating on game day, this partially fenced and peaceful outdoor space delivers. Enjoy being just minutes to Delaware Park, the Zoo & all of local restaurants & shopping Hertel Ave has to offer Updates include: Tear off roof, boiler, HWT, electric service all approximately w/i 10 years. All new windows within 5 years as well as exterior paint job. Showings start immediately!

158 Huntington Avenue, Buffalo

$549,900

Exceptional investment opportunity in Buffalo’s highly desirable University District. This 12-bedroom property offers outstanding income potential and includes an updated, current Certificate of Occupancy, making it ready for immediate occupancy for the upcoming fall semester. With each bedroom projected to rent for approximately $575 per month, this property is positioned to generate strong cash flow from day one. Detailed income projections, expenses, and financial information are attached to the listing for your review. Whether you’re looking to expand your portfolio or acquire a turnkey student rental, this is an outstanding opportunity to own a high-income producing investment property in a prime location close to the university, public transportation, shopping, and local amenities.

12 Beds ⋅ 3 Baths ⋅ B1712497 MLS

Exceptional investment opportunity in Buffalo’s highly desirable University District. This 12-bedroom property offers outstanding income potential and includes an updated, current Certificate of Occupancy, making it ready for immediate occupancy for the upcoming fall semester. With each bedroom projected to rent for approximately $575 per month, this property is positioned to generate strong cash flow from day one. Detailed income projections, expenses, and financial information are attached to the listing for your review. Whether you’re looking to expand your portfolio or acquire a turnkey student rental, this is an outstanding opportunity to own a high-income producing investment property in a prime location close to the university, public transportation, shopping, and local amenities.

33 Tyler Street, Buffalo

$549,900

Built in 2023! Excellent opportunity to own a newer-construction two-family home in the City of Buffalo. This thoughtfully designed duplex features two completely separate units. The upper unit offers 2 bedrooms, 1.5 baths and a covered front porch, while the lower unit features 1 bedroom, 1 full bath and its own covered rear porch. Each residence has its own washer and dryer, completely separate utilities and dedicated living space, providing convenience and privacy for both occupants. Off-street parking is located at the rear of the property. The property also features central air conditioning, gas forced-air heat and a low-maintenance exterior. Conveniently located on Lafayette Avenue with easy access to shopping, dining, entertainment and Downtown Buffalo. An excellent opportunity for an owner-occupant looking to offset housing costs with rental income or an investor seeking a newer multifamily property with modern systems and limited near-term capital improvement needs. Rare opportunity to own a recently constructed duplex in an established Buffalo neighborhood.

3 Beds ⋅ 3 Baths ⋅ B1711592 MLS

Built in 2023! Excellent opportunity to own a newer-construction two-family home in the City of Buffalo. This thoughtfully designed duplex features two completely separate units. The upper unit offers 2 bedrooms, 1.5 baths and a covered front porch, while the lower unit features 1 bedroom, 1 full bath and its own covered rear porch. Each residence has its own washer and dryer, completely separate utilities and dedicated living space, providing convenience and privacy for both occupants. Off-street parking is located at the rear of the property. The property also features central air conditioning, gas forced-air heat and a low-maintenance exterior. Conveniently located on Lafayette Avenue with easy access to shopping, dining, entertainment and Downtown Buffalo. An excellent opportunity for an owner-occupant looking to offset housing costs with rental income or an investor seeking a newer multifamily property with modern systems and limited near-term capital improvement needs. Rare opportunity to own a recently constructed duplex in an established Buffalo neighborhood.

1021 Lafayette Avenue, Buffalo

$549,900

Built in 2023! Excellent opportunity to own a newer-construction two-family home in the City of Buffalo. This thoughtfully designed duplex features two completely separate units. The upper unit offers 2 bedrooms, 1.5 baths and a covered front porch, while the lower unit features 1 bedroom, 1 full bath and its own covered rear porch. Each residence has its own washer and dryer, completely separate utilities and dedicated living space, providing convenience and privacy for both occupants. Off- street parking is located at the rear of the property. The property also features central air conditioning, gas forced-air heat and a low-maintenance exterior. Conveniently located on Lafayette Avenue with easy access to shopping, dining, entertainment and Downtown Buffalo. An excellent opportunity for an owner-occupant looking to offset housing costs with rental income or an investor seeking a newer multifamily property with modern systems and limited near-term capital improvement needs. Rare opportunity to own a recently constructed duplex in an established Buffalo neighborhood.

3 Beds ⋅ 3 Baths ⋅ B1711503 MLS

Built in 2023! Excellent opportunity to own a newer-construction two-family home in the City of Buffalo. This thoughtfully designed duplex features two completely separate units. The upper unit offers 2 bedrooms, 1.5 baths and a covered front porch, while the lower unit features 1 bedroom, 1 full bath and its own covered rear porch. Each residence has its own washer and dryer, completely separate utilities and dedicated living space, providing convenience and privacy for both occupants. Off- street parking is located at the rear of the property. The property also features central air conditioning, gas forced-air heat and a low-maintenance exterior. Conveniently located on Lafayette Avenue with easy access to shopping, dining, entertainment and Downtown Buffalo. An excellent opportunity for an owner-occupant looking to offset housing costs with rental income or an investor seeking a newer multifamily property with modern systems and limited near-term capital improvement needs. Rare opportunity to own a recently constructed duplex in an established Buffalo neighborhood.

1017 Lafayette Avenue, Buffalo

$549,900

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.

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

$549,900

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

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

$549,000

Picture perfect curb appeal invites you into this classic side entrance Colonial located in the heart of the Parkside area. Steps to the Darwin Martin House, Delaware Park and The Buffalo Zoo, this bright residence is ready for you to make it your next home. From the open foyer, take a left into your formal dining room, and cozy sunroom with built ins and a view of your spacious backyard and patio. Or enter the large living room with central fireplace, more built ins, and original french doors leading to your envy-inducing front porch. A primary suite overlooks Jewett Parkway, a second full bath and two additional bedrooms, one with an attached extra space for home office, reading or mediation room, or a place to park your Peloton, complete the second floor. The finished third floor presents the opportunity for guest space, a more private home office, or tucked away media or play room. The choice is yours! Updates done by the current owner include-automatic driveway gate, new replacement windows (2022,) split AC units (2022,) new concrete driveway (2023,) exterior paint (2025,) tankless water heater (2026), back wall of 3 car garage rebuilt (2026.)

3 Beds ⋅ 3 Baths ⋅ B1718380 MLS

Picture perfect curb appeal invites you into this classic side entrance Colonial located in the heart of the Parkside area. Steps to the Darwin Martin House, Delaware Park and The Buffalo Zoo, this bright residence is ready for you to make it your next home. From the open foyer, take a left into your formal dining room, and cozy sunroom with built ins and a view of your spacious backyard and patio. Or enter the large living room with central fireplace, more built ins, and original french doors leading to your envy-inducing front porch. A primary suite overlooks Jewett Parkway, a second full bath and two additional bedrooms, one with an attached extra space for home office, reading or mediation room, or a place to park your Peloton, complete the second floor. The finished third floor presents the opportunity for guest space, a more private home office, or tucked away media or play room. The choice is yours! Updates done by the current owner include-automatic driveway gate, new replacement windows (2022,) split AC units (2022,) new concrete driveway (2023,) exterior paint (2025,) tankless water heater (2026), back wall of 3 car garage rebuilt (2026.)

40 Jewett Parkway, Buffalo

$545,000

Exceptional 5 unit opportunity on the desirable street of Saint Johns Place in the heart of Allentown! This well-maintained 5-unit property consists of one studio, three one bedroom apartments and a two bedroom owners unit on the top floor, offering a strong and flexible unit mix. Boasting an 1870 built date, the property still maintains many charming characteristics- a colorful and vibrant exterior, stained glass and natural woodwork, and high ceilings inside. Inside each unit, many updates have been done including newer kitchen cabinets, appliances-including dishwashers, updated bathrooms, and updated flooring. This property is investor ready showing a solid cap rate or the perfect place to have your tenants pay your mortgage while you occupy the top floor as an owner's suite. The two garage offers a rare and valuable amenity in this area—providing added convenience and rental appeal. Whether you’re looking to expand your portfolio or owner-occupy while generating income, this property presents a compelling opportunity with upside potential through rent growth and value-add improvements. All in one of Buffalo’s most vibrant and desirable neighborhoods!

4 Beds ⋅ B1677647 MLS

Exceptional 5 unit opportunity on the desirable street of Saint Johns Place in the heart of Allentown! This well-maintained 5-unit property consists of one studio, three one bedroom apartments and a two bedroom owners unit on the top floor, offering a strong and flexible unit mix. Boasting an 1870 built date, the property still maintains many charming characteristics- a colorful and vibrant exterior, stained glass and natural woodwork, and high ceilings inside. Inside each unit, many updates have been done including newer kitchen cabinets, appliances-including dishwashers, updated bathrooms, and updated flooring. This property is investor ready showing a solid cap rate or the perfect place to have your tenants pay your mortgage while you occupy the top floor as an owner's suite. The two garage offers a rare and valuable amenity in this area—providing added convenience and rental appeal. Whether you’re looking to expand your portfolio or owner-occupy while generating income, this property presents a compelling opportunity with upside potential through rent growth and value-add improvements. All in one of Buffalo’s most vibrant and desirable neighborhoods!

4 Saint Johns Place, Buffalo

$535,000

Welcome to 346 Woodward Avenue—a beautifully maintained, turn-key 3-unit property situated in one of Buffalo’s most desirable historic neighborhoods, just minutes from Delaware Park, the Buffalo Zoo, and Frank Lloyd Wright’s iconic Darwin Martin House! Each spacious unit offers classic architectural charm alongside extensive high-ticket capital improvements, making this an ideal opportunity for investors or owner-occupants looking to live in one unit while collecting strong rental income. The first-floor unit features 2 bedrooms, a formal dining room, a walk-through butler’s pantry, a new dishwasher, a new hot water tank, and French doors leading to a large open porch; it is currently leased through March 2027 with exceptional tenants who would love to remain. The second-floor unit mirrors the first-floor layout with extensive interior updates and sits vacant, making it move-in ready for a new owner or market-rate tenant. The third-floor unit boasts 2 bedrooms, a comfortable living area, and distinctive Palladian windows, occupied since October 2025 by great tenants who also wish to stay. All units include a stove and refrigerator, with a shared washer and dryer in the basement and convenient off-street parking. Massive recent upgrades provide complete peace of mind, including a full tear-off roof (2025), new main sewer line (2025), upgraded electrical service and panel (2025), fresh interior flooring/paint (2024–2025), and a complete interior, exterior, and windows painting refresh in July 2026. Per seller request, highest and best offers only—offers will be reviewed as received, so don't miss this incredible turn-key gem!

6 Beds ⋅ 3 Baths ⋅ B1709920 MLS

Welcome to 346 Woodward Avenue—a beautifully maintained, turn-key 3-unit property situated in one of Buffalo’s most desirable historic neighborhoods, just minutes from Delaware Park, the Buffalo Zoo, and Frank Lloyd Wright’s iconic Darwin Martin House! Each spacious unit offers classic architectural charm alongside extensive high-ticket capital improvements, making this an ideal opportunity for investors or owner-occupants looking to live in one unit while collecting strong rental income. The first-floor unit features 2 bedrooms, a formal dining room, a walk-through butler’s pantry, a new dishwasher, a new hot water tank, and French doors leading to a large open porch; it is currently leased through March 2027 with exceptional tenants who would love to remain. The second-floor unit mirrors the first-floor layout with extensive interior updates and sits vacant, making it move-in ready for a new owner or market-rate tenant. The third-floor unit boasts 2 bedrooms, a comfortable living area, and distinctive Palladian windows, occupied since October 2025 by great tenants who also wish to stay. All units include a stove and refrigerator, with a shared washer and dryer in the basement and convenient off-street parking. Massive recent upgrades provide complete peace of mind, including a full tear-off roof (2025), new main sewer line (2025), upgraded electrical service and panel (2025), fresh interior flooring/paint (2024–2025), and a complete interior, exterior, and windows painting refresh in July 2026. Per seller request, highest and best offers only—offers will be reviewed as received, so don't miss this incredible turn-key gem!

346 Woodward Avenue, Buffalo

$529,900

Welcome to an extraordinary luxury waterfront condo in Harbour Pointe Commons. This three bed, two and a half bath home offers an open floor plan poised to live & entertain in style. As you enter the vestibule, vinyl flooring guides you past the two car garage and hallway with mudroom with built-ins to the first-floor family room, full bath, laundry room along w/ access to the walk-out enclosed sunroom & stamped concrete patio. On the main floor, you’ll find a bright & vaulted living and dining room with floor to ceiling windows, stone fireplace and wet bar. Stunning natural hardwood floors lead you to the modern kitchen equipped w/ stainless appliances, maple cabinetry, granite countertops & tiled backsplash. Further along the hall past the fully remodeled bath, two expansive bedrooms & primary full bath. The top floor of this unit features a spacious loft bedroom perfect for guests or a cozy home office w/ massive walk-in attic for all your storage. Enjoy a glass of wine @ sunset on the balcony or down below on the patio. House has been beautifully remodeled with thoughtful finishes at every turn with nothing to do but drop your bags. 10 Harbour Pointe offers an experience of what luxury Buffalo living is all about, just steps to the beautiful Ralph Wilson Park. Open House on Sunday, September 20th from 1-3pm.

3 Beds ⋅ 3 Baths ⋅ B1715148 MLS

Welcome to an extraordinary luxury waterfront condo in Harbour Pointe Commons. This three bed, two and a half bath home offers an open floor plan poised to live & entertain in style. As you enter the vestibule, vinyl flooring guides you past the two car garage and hallway with mudroom with built-ins to the first-floor family room, full bath, laundry room along w/ access to the walk-out enclosed sunroom & stamped concrete patio. On the main floor, you’ll find a bright & vaulted living and dining room with floor to ceiling windows, stone fireplace and wet bar. Stunning natural hardwood floors lead you to the modern kitchen equipped w/ stainless appliances, maple cabinetry, granite countertops & tiled backsplash. Further along the hall past the fully remodeled bath, two expansive bedrooms & primary full bath. The top floor of this unit features a spacious loft bedroom perfect for guests or a cozy home office w/ massive walk-in attic for all your storage. Enjoy a glass of wine @ sunset on the balcony or down below on the patio. House has been beautifully remodeled with thoughtful finishes at every turn with nothing to do but drop your bags. 10 Harbour Pointe offers an experience of what luxury Buffalo living is all about, just steps to the beautiful Ralph Wilson Park. Open House on Sunday, September 20th from 1-3pm.

10 Harbour Pointe, Buffalo

$529,900

City living at its finest. Exquisite, two story, 2 bedroom, 2.5 bath home with architectural charm and countless upgrades. Bright foyer as you enter the home with the original staircase. Soaring ten foot ceilings and bamboo hardwood floors throughout. Living Room with gas fireplace and marble surround. Custom kitchen cabinets with island, granite countertops, stainless steel appliances; all open to the dining area and family room with gas fireplace. Loft area on second floor, 2 spacious bedrooms and 2 beautiful baths. Newer washer and dryer in 2nd floor bathroom closet. Updates include, Furnace and AC-2022, Gutters, Soffits, Downspouts, Gutter Guards, Deck and railing and all new light fixtures-2023. Relax in the fully fenced private yard with a deck, stamped concrete patio and professionally landscaped throughout. Minutes away from dining and downtown amenities. Don't miss this gem, as old meets new! A true decorators delight!

2 Beds ⋅ 3 Baths ⋅ B1702223 MLS

City living at its finest. Exquisite, two story, 2 bedroom, 2.5 bath home with architectural charm and countless upgrades. Bright foyer as you enter the home with the original staircase. Soaring ten foot ceilings and bamboo hardwood floors throughout. Living Room with gas fireplace and marble surround. Custom kitchen cabinets with island, granite countertops, stainless steel appliances; all open to the dining area and family room with gas fireplace. Loft area on second floor, 2 spacious bedrooms and 2 beautiful baths. Newer washer and dryer in 2nd floor bathroom closet. Updates include, Furnace and AC-2022, Gutters, Soffits, Downspouts, Gutter Guards, Deck and railing and all new light fixtures-2023. Relax in the fully fenced private yard with a deck, stamped concrete patio and professionally landscaped throughout. Minutes away from dining and downtown amenities. Don't miss this gem, as old meets new! A true decorators delight!

345 Virginia Street, Buffalo

$525,000

Welcome to 24 Saint James Place! Step inside the foyer and be awed by the ornate woodwork, beautiful staircase and stained-glass window. This classic home offers two living areas and a formal dining room with detailed fretted woodwork and hardwood floors throughout. One living area boosts a gas fireplace with an original carved wood mantel and bay windows. The spacious dining room features wainscoting and built-in cabinetry. The large eat-in kitchen offers stainless steel appliances and a pantry. The double glass doors provide great natural sunlight and view of the large rear deck and yard. With 2,159 sq ft of comfortable living space, this home has plenty of space for comfortable living with 4 bedrooms, 2.5 baths and a large additional finished space on the third floor. Mechanical highlights include a new roof installed in 2020 with 50 Year architectural shingles and a transferable warranty, blown-in insulation, most windows replaced, a forced air furnace with central A/C and a full basement with laundry and glass block windows. The exterior showcases traditional architectural details that fit right into the historic streetscape of Saint James Place. The open front porch is a great place to relax and enjoy warmer weather days. Located in the desirable Elmwood Village, this home puts you steps away from Chapin Pkwy, Delaware Park and Elmwood Avenue’s coffee shops, boutiques, and restaurants. Close to the Museum District, Downtown and all area attractions.

4 Beds ⋅ 3 Baths ⋅ B1717974 MLS

Welcome to 24 Saint James Place! Step inside the foyer and be awed by the ornate woodwork, beautiful staircase and stained-glass window. This classic home offers two living areas and a formal dining room with detailed fretted woodwork and hardwood floors throughout. One living area boosts a gas fireplace with an original carved wood mantel and bay windows. The spacious dining room features wainscoting and built-in cabinetry. The large eat-in kitchen offers stainless steel appliances and a pantry. The double glass doors provide great natural sunlight and view of the large rear deck and yard. With 2,159 sq ft of comfortable living space, this home has plenty of space for comfortable living with 4 bedrooms, 2.5 baths and a large additional finished space on the third floor. Mechanical highlights include a new roof installed in 2020 with 50 Year architectural shingles and a transferable warranty, blown-in insulation, most windows replaced, a forced air furnace with central A/C and a full basement with laundry and glass block windows. The exterior showcases traditional architectural details that fit right into the historic streetscape of Saint James Place. The open front porch is a great place to relax and enjoy warmer weather days. Located in the desirable Elmwood Village, this home puts you steps away from Chapin Pkwy, Delaware Park and Elmwood Avenue’s coffee shops, boutiques, and restaurants. Close to the Museum District, Downtown and all area attractions.

24 Saint James Place, Buffalo

$515,000

OPEN HOUSE: Sun Oct 11, 1:00PM - 4:00PM. Welcome to this beautifully updated Buffalo home where timeless character meets modern comfort. Located just minutes from Delaware Park, Elmwood Village, and some of Buffalo’s best restaurants and shopping, this spacious residence offers over 2,400 square feet of living space with 5 bedrooms and 2 full baths plus 2 half baths. From the moment you enter the grand front foyer, you’ll appreciate the home’s classic architecture featuring high ceilings, stunning natural woodwork throughout, and beautiful hardwood floors. The main level offers generous living and entertaining spaces including a formal dining room, an elegant family room with a central fireplace, and a beautifully appointed kitchen with granite countertops. Just off the family room is a versatile bonus room ideal for a home office w/ own entrance, complete with solid wood doors for privacy and oversized windows that flood the space with natural light. The second floor features a spacious primary suite with a half bath, along with three additional generously sized bedrooms and an additional full bath. The finished third-floor attic provides incredible flexibility with a large bedroom, full bath, and expansive great room or gaming area perfect for guests, recreation, or additional living space. Additional highlights include a dry basement with laundry hookups, a large private terrace that is ideal for entertaining or relaxing, and there is an attached 2-car garage off the kitchen, with additional parking pad. All existing air conditioning units are included in the sale and will remain with the property. Combining original charm with thoughtful updates, this exceptional home offers the perfect blend of space, functionality, and location in one of Buffalo’s most desirable neighborhoods.

5 Beds ⋅ 4 Baths ⋅ B1698887 MLS

OPEN HOUSE: Sun Oct 11, 1:00PM - 4:00PM. Welcome to this beautifully updated Buffalo home where timeless character meets modern comfort. Located just minutes from Delaware Park, Elmwood Village, and some of Buffalo’s best restaurants and shopping, this spacious residence offers over 2,400 square feet of living space with 5 bedrooms and 2 full baths plus 2 half baths. From the moment you enter the grand front foyer, you’ll appreciate the home’s classic architecture featuring high ceilings, stunning natural woodwork throughout, and beautiful hardwood floors. The main level offers generous living and entertaining spaces including a formal dining room, an elegant family room with a central fireplace, and a beautifully appointed kitchen with granite countertops. Just off the family room is a versatile bonus room ideal for a home office w/ own entrance, complete with solid wood doors for privacy and oversized windows that flood the space with natural light. The second floor features a spacious primary suite with a half bath, along with three additional generously sized bedrooms and an additional full bath. The finished third-floor attic provides incredible flexibility with a large bedroom, full bath, and expansive great room or gaming area perfect for guests, recreation, or additional living space. Additional highlights include a dry basement with laundry hookups, a large private terrace that is ideal for entertaining or relaxing, and there is an attached 2-car garage off the kitchen, with additional parking pad. All existing air conditioning units are included in the sale and will remain with the property. Combining original charm with thoughtful updates, this exceptional home offers the perfect blend of space, functionality, and location in one of Buffalo’s most desirable neighborhoods.

750 W Delavan Avenue, Buffalo

$501,000

Welcome to 2273 Filmore Ave in Buffalo! This property, currently operating as a bookstore, offers 7,448 sq ft of potential waiting to be unlocked. With two stories and multiple spaces, this property presents endless possibilities for its next owner. A portion of the building was even intended for use as a school; the work was started and will need to be finished. Much of the material needed to complete the project is included in the sale. Most recent updates include the furnace, AC, and hot water tank. Included in the sale are two lots, making this property ideal for additional parking or further development. With unlimited possibilities and a prime location, 2273 Filmore Ave also includes the two vacant lots at 2263 Filmore and 2265 Filmore.

B1709937 MLS

Welcome to 2273 Filmore Ave in Buffalo! This property, currently operating as a bookstore, offers 7,448 sq ft of potential waiting to be unlocked. With two stories and multiple spaces, this property presents endless possibilities for its next owner. A portion of the building was even intended for use as a school; the work was started and will need to be finished. Much of the material needed to complete the project is included in the sale. Most recent updates include the furnace, AC, and hot water tank. Included in the sale are two lots, making this property ideal for additional parking or further development. With unlimited possibilities and a prime location, 2273 Filmore Ave also includes the two vacant lots at 2263 Filmore and 2265 Filmore.

2273 Fillmore Avenue, Buffalo

$500,000

Well-maintained 4-unit investment property offering four 1-bedroom, 1-bathroom apartments with separate gas and electric meters for each unit. This property combines classic Buffalo character with several important updates, making it an excellent opportunity for an investor looking to add a solid multifamily property to their portfolio. Each apartment offers spacious living areas, hardwood flooring, abundant natural light and beautiful original woodwork, including impressive trim, doors and built-ins that add character throughout the property. The kitchens are functional and generously sized, featuring ample cabinetry, counter space and appliances, while the bathrooms are clean and well maintained. The property has been cared for over the years and features updated furnaces, separate utility metering and a full basement providing dedicated laundry, storage and mechanical space. The basement also offers plenty of room for additional storage and owner use. Above the living spaces, an expansive unfinished attic provides an impressive amount of additional storage and potential for future use, subject to the appropriate approvals. Outside, the property features a covered front porch, large upper-level porch and a private rear yard, providing additional outdoor space for the occupants. The combination of four 1-bedroom units, separate gas & electric utilities, updated furnaces, original hardwood floors and woodwork, ample basement storage, and substantial attic space makes this a property with both character and functionality. A great opportunity for an investor seeking a well-maintained multifamily property with strong underlying fundamentals and additional potential. All units are currently occupied.

4 Beds ⋅ 4 Baths ⋅ B1707080 MLS

Well-maintained 4-unit investment property offering four 1-bedroom, 1-bathroom apartments with separate gas and electric meters for each unit. This property combines classic Buffalo character with several important updates, making it an excellent opportunity for an investor looking to add a solid multifamily property to their portfolio. Each apartment offers spacious living areas, hardwood flooring, abundant natural light and beautiful original woodwork, including impressive trim, doors and built-ins that add character throughout the property. The kitchens are functional and generously sized, featuring ample cabinetry, counter space and appliances, while the bathrooms are clean and well maintained. The property has been cared for over the years and features updated furnaces, separate utility metering and a full basement providing dedicated laundry, storage and mechanical space. The basement also offers plenty of room for additional storage and owner use. Above the living spaces, an expansive unfinished attic provides an impressive amount of additional storage and potential for future use, subject to the appropriate approvals. Outside, the property features a covered front porch, large upper-level porch and a private rear yard, providing additional outdoor space for the occupants. The combination of four 1-bedroom units, separate gas & electric utilities, updated furnaces, original hardwood floors and woodwork, ample basement storage, and substantial attic space makes this a property with both character and functionality. A great opportunity for an investor seeking a well-maintained multifamily property with strong underlying fundamentals and additional potential. All units are currently occupied.

39 College Street, Buffalo

$500,000

Turnkey Restaurant Business with property for sale _ Great Opportunity! Well- established, fully operational restaurant for sale. this is a turnkey opportunity for an owner-operator or investor looking to step into a running business.

B1704867 MLS

Turnkey Restaurant Business with property for sale _ Great Opportunity! Well- established, fully operational restaurant for sale. this is a turnkey opportunity for an owner-operator or investor looking to step into a running business.

1389 Bailey Avenue, Buffalo

$500,000

Turnkey opportunity to acquire an established automotive repair and tire business, including the commercial building, business, equipment, tools, fixtures, and inventory. Prominently located at a five-street intersection, the property offers strong visibility and convenient access. Recent improvements include a new furnace, A/C, water heater, renovated office and bathroom, and a security system with cameras. Equipment includes two vehicle lifts, tire mounting and balancing machines, air compressor, approximately $20,000 in tire inventory, and additional shop equipment. The NYS inspection machine is excluded from the sale but may be negotiated separately. Showings by appointment only; please do not approach employees or customers.

B1700170 MLS

Turnkey opportunity to acquire an established automotive repair and tire business, including the commercial building, business, equipment, tools, fixtures, and inventory. Prominently located at a five-street intersection, the property offers strong visibility and convenient access. Recent improvements include a new furnace, A/C, water heater, renovated office and bathroom, and a security system with cameras. Equipment includes two vehicle lifts, tire mounting and balancing machines, air compressor, approximately $20,000 in tire inventory, and additional shop equipment. The NYS inspection machine is excluded from the sale but may be negotiated separately. Showings by appointment only; please do not approach employees or customers.

160 Abbott Road, Buffalo