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Rare investment on Hertel Avenue, one of North Buffalo's busiest walkable corridors of restaurants, coffee shops and retail. Two occupied street-front storefronts (salon and tattoo studio) bring in $2,350/month, with two vacant three-bedroom apartments behind them, rent ready, so the next owner sets rents on new leases from day one. Lease both at $1,500 and gross rent reaches about $64,200/year. Owner-users can live and work in the same building. The upper apartment has hardwood floors, a brick fireplace and a separate dining room. Separate gas and electric meters, tenants pay their own. Forced-air gas heat, full basement and off-street parking on a 50 x 129 lot, 5,110 sq ft per public record. This is the mixed-use opportunity you've been waiting for.

B1719666 MLS

Rare investment on Hertel Avenue, one of North Buffalo's busiest walkable corridors of restaurants, coffee shops and retail. Two occupied street-front storefronts (salon and tattoo studio) bring in $2,350/month, with two vacant three-bedroom apartments behind them, rent ready, so the next owner sets rents on new leases from day one. Lease both at $1,500 and gross rent reaches about $64,200/year. Owner-users can live and work in the same building. The upper apartment has hardwood floors, a brick fireplace and a separate dining room. Separate gas and electric meters, tenants pay their own. Forced-air gas heat, full basement and off-street parking on a 50 x 129 lot, 5,110 sq ft per public record. This is the mixed-use opportunity you've been waiting for.

1805 Hertel Avenue, Buffalo

$499,900

Unparalleled Waterfront Living with Panoramic Views Views, views, views—and more VIEWS! Welcome to the most coveted vantage point in Buffalo. This extraordinary 1,920 sq. ft. luxury condo offers commanding, unobstructed views of the city skyline, Lake Erie, and even the distant shores of Canada—all from one of Buffalo’s premier waterfront addresses. Step inside to a spacious, light-filled open floor plan designed for elegant living and effortless entertaining. Floor-to-ceiling windows and private balconies seamlessly blend indoor and outdoor living while showcasing stunning vistas from every angle. The expansive living and dining area flows beautifully, offering the perfect backdrop for gathering with friends or simply soaking in the scenery. Retreat to the sophisticated primary suite, complete with its own private balcony, a bay window with dramatic views, and a spa-inspired en-suite bath. The second bedroom—ideal as a guest room, den, or home office—also features spectacular views and a full private bath. With abundant closet space throughout, this home combines luxury with livability. A soothing neutral palette provides the perfect canvas for your personal style. Residents enjoy access to premium building amenities, including a modern fitness center, cedar sauna, secure underground parking with a dedicated space, a storage unit, and advanced fob- and app-based security systems. Live the lifestyle you’ve been dreaming of—welcome to Buffalo Luxury Living at its finest.

2 Beds ⋅ 2 Baths ⋅ B1719515 MLS

Unparalleled Waterfront Living with Panoramic Views Views, views, views—and more VIEWS! Welcome to the most coveted vantage point in Buffalo. This extraordinary 1,920 sq. ft. luxury condo offers commanding, unobstructed views of the city skyline, Lake Erie, and even the distant shores of Canada—all from one of Buffalo’s premier waterfront addresses. Step inside to a spacious, light-filled open floor plan designed for elegant living and effortless entertaining. Floor-to-ceiling windows and private balconies seamlessly blend indoor and outdoor living while showcasing stunning vistas from every angle. The expansive living and dining area flows beautifully, offering the perfect backdrop for gathering with friends or simply soaking in the scenery. Retreat to the sophisticated primary suite, complete with its own private balcony, a bay window with dramatic views, and a spa-inspired en-suite bath. The second bedroom—ideal as a guest room, den, or home office—also features spectacular views and a full private bath. With abundant closet space throughout, this home combines luxury with livability. A soothing neutral palette provides the perfect canvas for your personal style. Residents enjoy access to premium building amenities, including a modern fitness center, cedar sauna, secure underground parking with a dedicated space, a storage unit, and advanced fob- and app-based security systems. Live the lifestyle you’ve been dreaming of—welcome to Buffalo Luxury Living at its finest.

801 Admirals Walk Unit 801, Buffalo

$499,900

Welcome to 151 Woodward Avenue! A beautiful 4 bed, 3.5 bath Parkside home combining character, architectural detail, an extensively updated interior & exceptional location just one block from Delaware Park. Enter through the bright, tiled breezeway w seating & storage to a 1st floor, completely renovated w refinished HW floors, recessed lighting, new custom bannister, & revamped kitchen. The open floor plan features a beautifully modernized eat-in kitchen w massive island, cream-white soft-close cabinetry w crown, modern copper hardware & copper accents, granite counters, tile backsplash, exposed brick, farmhouse sink, SS appliances w Samsung hood & wine chiller. The formal dining room has multiple built-ins, original wall sconces, ornate wood wainscoting w/ dish rail & concealed storage cabinet, extensive woodwork & a new modern chandelier. The living room features beautiful HW floors, add'l original detail & a wood burning fireplace (NRTC). A convenient half bath is located off the kitchen, w/ a custom open built-in bookshelf door. Upstairs, the prominent, distinctive turret houses the primary bedroom, which features its own ensuite full bath. Another full bath serves the second floor, while the full walk up attic provides an abundance of add'l storage. The partially finished basement offers add'l storage, laundry, & full bath. Outside, the fully fenced yard features multiple cooking/dining areas, an expansive 30' x 31' concrete patio, updated wooden stockade fence ('22) & separately fenced pool area w new aluminium fence ('22). The heated Gunite 43' x 20' pool features depths from 3' to 9', new tile/concrete premiter ('23), & new filter. Add'l outdoor features include a permanent hard line for the grill, OOUI gas pizza oven, rare attached 2 car garage w pwr opener, low maintenance vinyl siding, & young roof ('19.) A show stopping location w 350 acres of Olmsted-designed parkland right outside the door, Delaware Park & golf course, Buffalo Zoo, Frank Lloyd Wright's Martin House, Forest Lawn, Hoyt Lake, & numerous park recreational facilities are all within a short walking distance. Open houses Thur 10/15: 5-7p; Sat 10/17: 10a-12p; Sun 10/18: 1-3p.

4 Beds ⋅ 4 Baths ⋅ B1717484 MLS

Welcome to 151 Woodward Avenue! A beautiful 4 bed, 3.5 bath Parkside home combining character, architectural detail, an extensively updated interior & exceptional location just one block from Delaware Park. Enter through the bright, tiled breezeway w seating & storage to a 1st floor, completely renovated w refinished HW floors, recessed lighting, new custom bannister, & revamped kitchen. The open floor plan features a beautifully modernized eat-in kitchen w massive island, cream-white soft-close cabinetry w crown, modern copper hardware & copper accents, granite counters, tile backsplash, exposed brick, farmhouse sink, SS appliances w Samsung hood & wine chiller. The formal dining room has multiple built-ins, original wall sconces, ornate wood wainscoting w/ dish rail & concealed storage cabinet, extensive woodwork & a new modern chandelier. The living room features beautiful HW floors, add'l original detail & a wood burning fireplace (NRTC). A convenient half bath is located off the kitchen, w/ a custom open built-in bookshelf door. Upstairs, the prominent, distinctive turret houses the primary bedroom, which features its own ensuite full bath. Another full bath serves the second floor, while the full walk up attic provides an abundance of add'l storage. The partially finished basement offers add'l storage, laundry, & full bath. Outside, the fully fenced yard features multiple cooking/dining areas, an expansive 30' x 31' concrete patio, updated wooden stockade fence ('22) & separately fenced pool area w new aluminium fence ('22). The heated Gunite 43' x 20' pool features depths from 3' to 9', new tile/concrete premiter ('23), & new filter. Add'l outdoor features include a permanent hard line for the grill, OOUI gas pizza oven, rare attached 2 car garage w pwr opener, low maintenance vinyl siding, & young roof ('19.) A show stopping location w 350 acres of Olmsted-designed parkland right outside the door, Delaware Park & golf course, Buffalo Zoo, Frank Lloyd Wright's Martin House, Forest Lawn, Hoyt Lake, & numerous park recreational facilities are all within a short walking distance. Open houses Thur 10/15: 5-7p; Sat 10/17: 10a-12p; Sun 10/18: 1-3p.

151 Woodward Avenue, Buffalo

$499,900

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

4 Beds ⋅ 3 Baths ⋅ B1711800 MLS

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

5 Mayfair Lane, Buffalo

$499,900

Stunning & fully remodeled 9th floor residence in the iconic Duane Lyman designed 800 W. Ferry, offering 2 bedrooms, 2.5 bathrooms, a private terrace, in-unit laundry, off-street parking and beautiful hardwood flooring throughout. A welcoming foyer features a convenient storage closet and an updated powder room before leading down a gracious hallway to the sun filled living room complete with a fireplace and classic parquet flooring. The dining area with storage closet & fireplace flows seamlessly into the beautifully remodeled kitchen showcasing crisp white cabinetry, granite countertops, and an island with seating perfect for casual dining and entertaining. The spacious primary suite offers a fantastic walk-in closet and a completely renovated ensuite bath featuring an oversized vanity with abundant storage and a walk-in subway tiled shower. Just off the primary suite, you'll find the convenient in-unit laundry and access to your own awning covered private terrace, where sweeping views provide the perfect backdrop for morning coffee or evening relaxation. The second bedroom, currently used as a den, also features an ensuite full bath with a pedestal sink and shower. Residents enjoy exceptional amenities, including a shared first floor terrace, a ground level patio with a grill, a 24/7 garage attendant and a private storage room in the building's attic. The HOA fee includes all utilities, offering outstanding convenience and value in one of Buffalo's most distinguished condominium buildings.

2 Beds ⋅ 3 Baths ⋅ B1702468 MLS

Stunning & fully remodeled 9th floor residence in the iconic Duane Lyman designed 800 W. Ferry, offering 2 bedrooms, 2.5 bathrooms, a private terrace, in-unit laundry, off-street parking and beautiful hardwood flooring throughout. A welcoming foyer features a convenient storage closet and an updated powder room before leading down a gracious hallway to the sun filled living room complete with a fireplace and classic parquet flooring. The dining area with storage closet & fireplace flows seamlessly into the beautifully remodeled kitchen showcasing crisp white cabinetry, granite countertops, and an island with seating perfect for casual dining and entertaining. The spacious primary suite offers a fantastic walk-in closet and a completely renovated ensuite bath featuring an oversized vanity with abundant storage and a walk-in subway tiled shower. Just off the primary suite, you'll find the convenient in-unit laundry and access to your own awning covered private terrace, where sweeping views provide the perfect backdrop for morning coffee or evening relaxation. The second bedroom, currently used as a den, also features an ensuite full bath with a pedestal sink and shower. Residents enjoy exceptional amenities, including a shared first floor terrace, a ground level patio with a grill, a 24/7 garage attendant and a private storage room in the building's attic. The HOA fee includes all utilities, offering outstanding convenience and value in one of Buffalo's most distinguished condominium buildings.

800 W Ferry Street Unit 9C, Buffalo

$499,900

Prime Commercial Opportunity at 1609 Genesee St, Buffalo, NY Discover an exceptional brick commercial building boasting a valid Certificate of Occupancy and offering over 5,012 sq. ft. of highly versatile commercial space. Perfectly suited for offices, medical or wellness practices, counseling services, educational programs, or community-based organizations, this property sits on a high-visibility corridor and provides outstanding convenience, flexibility, and functionality. This well-maintained two-story building includes 4 total bathrooms—2 per floor—along with dedicated laundry areas on each level. The interior layout is thoughtfully designed to support a wide range of business models, offering reception areas, private offices, exam or meeting rooms, and multi-purpose spaces ideal for administrative or programmatic use. Accessibility is a major highlight, featuring a full elevator, wheelchair ramp, and wide hallways throughout. Additional amenities include solid mechanics, a kitchen area, and multiple entry points, further enhancing its usability. The property sits on an impressive 18,731 sq. ft. lot with an oversized parking lot offering 25+ spaces, ideal for accommodating staff, clients, and visitors. Dual-level income opportunity: Estimated $6,000 total monthly rent ($3,500 upper / $2,500 lower). Ideal for owner-occupants or savvy investors looking for immediate returns. Formerly used for medical wellness and mental health support services, the building is already configured for professional, clinical, administrative, or community operations—yet flexible enough to be adapted to your vision. A rare opportunity to secure a spacious, accessible, fully compliant, and strategically located commercial building in the heart of Buffalo. Ready for its next chapter. Seller is a real estate agent.

B1677755 MLS

Prime Commercial Opportunity at 1609 Genesee St, Buffalo, NY Discover an exceptional brick commercial building boasting a valid Certificate of Occupancy and offering over 5,012 sq. ft. of highly versatile commercial space. Perfectly suited for offices, medical or wellness practices, counseling services, educational programs, or community-based organizations, this property sits on a high-visibility corridor and provides outstanding convenience, flexibility, and functionality. This well-maintained two-story building includes 4 total bathrooms—2 per floor—along with dedicated laundry areas on each level. The interior layout is thoughtfully designed to support a wide range of business models, offering reception areas, private offices, exam or meeting rooms, and multi-purpose spaces ideal for administrative or programmatic use. Accessibility is a major highlight, featuring a full elevator, wheelchair ramp, and wide hallways throughout. Additional amenities include solid mechanics, a kitchen area, and multiple entry points, further enhancing its usability. The property sits on an impressive 18,731 sq. ft. lot with an oversized parking lot offering 25+ spaces, ideal for accommodating staff, clients, and visitors. Dual-level income opportunity: Estimated $6,000 total monthly rent ($3,500 upper / $2,500 lower). Ideal for owner-occupants or savvy investors looking for immediate returns. Formerly used for medical wellness and mental health support services, the building is already configured for professional, clinical, administrative, or community operations—yet flexible enough to be adapted to your vision. A rare opportunity to secure a spacious, accessible, fully compliant, and strategically located commercial building in the heart of Buffalo. Ready for its next chapter. Seller is a real estate agent.

1609 Genesee Street, Buffalo

$499,900

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!

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

$499,777

Exceptional mixed-use investment opportunity on Main Street directly across from Sisters Hospital. The first floor features a former medical office with reception area, multiple exam rooms, clerical space, and an additional rear office, making it well suited for medical, professional, or office use. The second floor offers two fully remodeled apartments, including one 2-bedroom, 1-bath unit and one 2-bedroom, 2-bath unit. Both units feature updated flooring, modern finishes, updated mechanicals, and city views, providing immediate strong rental appeal. The third floor offers an unfinished attic with excellent storage or bonus space. Additional features include a private driveway, detached 4-car garage, attached one car garage, and frontage on a public transit route. The highly visible location across from Sisters Hospital provides excellent exposure for a commercial user while the residential units create immediate income potential. Ideal for an owner-occupant or investor seeking a property with both cash flow and long-term upside.

B1703329 MLS

Exceptional mixed-use investment opportunity on Main Street directly across from Sisters Hospital. The first floor features a former medical office with reception area, multiple exam rooms, clerical space, and an additional rear office, making it well suited for medical, professional, or office use. The second floor offers two fully remodeled apartments, including one 2-bedroom, 1-bath unit and one 2-bedroom, 2-bath unit. Both units feature updated flooring, modern finishes, updated mechanicals, and city views, providing immediate strong rental appeal. The third floor offers an unfinished attic with excellent storage or bonus space. Additional features include a private driveway, detached 4-car garage, attached one car garage, and frontage on a public transit route. The highly visible location across from Sisters Hospital provides excellent exposure for a commercial user while the residential units create immediate income potential. Ideal for an owner-occupant or investor seeking a property with both cash flow and long-term upside.

2148 Main Street, Buffalo

$499,000

Exceptional, well-maintained, occupied five-unit property with parking near Elmwood Village off Richmond Ave. Historic character and thoughtful updates have kept this property continuously occupied. Four 1-bedroom units and one studio. Units 1 through 4 have newer replacement windows, updated kitchens. 5th unit is entire 3rd floor and offers additional potential for updates. Roof 2016, brand new boiler 2026, hot water tank, sprinkler system certified 2026, Certificate of Occupancy available. Shared coin operated washer and dryer in basement for tenant use. All units have fridge and electric oven/stovetop included. Landlord pays for heat and hot water. Tenants pay their own electricity. Rents are $900, $1000, $1000, $1000, $600. Perfect opportunity to own a nicely maintained and updated multi-unit property in an excellent location; Bidwell Farmer's Market, Elmwood Ave shops and restaurants, all nearby. 48 hour notice preferred for showings.

4 Beds ⋅ B1715455 MLS

Exceptional, well-maintained, occupied five-unit property with parking near Elmwood Village off Richmond Ave. Historic character and thoughtful updates have kept this property continuously occupied. Four 1-bedroom units and one studio. Units 1 through 4 have newer replacement windows, updated kitchens. 5th unit is entire 3rd floor and offers additional potential for updates. Roof 2016, brand new boiler 2026, hot water tank, sprinkler system certified 2026, Certificate of Occupancy available. Shared coin operated washer and dryer in basement for tenant use. All units have fridge and electric oven/stovetop included. Landlord pays for heat and hot water. Tenants pay their own electricity. Rents are $900, $1000, $1000, $1000, $600. Perfect opportunity to own a nicely maintained and updated multi-unit property in an excellent location; Bidwell Farmer's Market, Elmwood Ave shops and restaurants, all nearby. 48 hour notice preferred for showings.

462 W Delavan Avenue, Buffalo

$499,000

Many updates - too many to list! Don’t miss this rare opportunity to own a fully renovated mixed-use building in a highly convenient location near the Masjid, Islamic School, grocery stores, and more. This property is perfect for entrepreneurs, investors, or anyone looking to combine home and business in one incredible space. The first floor features approximately 1,800 sq. ft. of bright and versatile commercial space, ideal for an office, retail shop, or service business. It includes a full bathroom for added convenience, along with a brand-new hot water tank, heating system, and updated electrical throughout, providing both comfort and peace of mind. Upstairs, the residential unit offers a beautifully updated living space with a modern kitchen, spacious living room, and formal dining area. It includes three generous bedrooms, one full bathroom, new flooring, and stylish finishes throughout. This property truly offers the best of both worlds - a modern commercial space downstairs and a comfortable, move-in-ready home upstairs. Whether you’re an investor seeking rental income or an owner-occupant wanting to live and work in the same building, this property checks all the boxes. Includes an extra 15’ x 140’ lot, with potential for added parking or expansion. The adjacent corner lot, owned by the City of Buffalo, may also be available for purchase with an approved development plan.

3 Beds ⋅ 2 Baths ⋅ B1649997 MLS

Many updates - too many to list! Don’t miss this rare opportunity to own a fully renovated mixed-use building in a highly convenient location near the Masjid, Islamic School, grocery stores, and more. This property is perfect for entrepreneurs, investors, or anyone looking to combine home and business in one incredible space. The first floor features approximately 1,800 sq. ft. of bright and versatile commercial space, ideal for an office, retail shop, or service business. It includes a full bathroom for added convenience, along with a brand-new hot water tank, heating system, and updated electrical throughout, providing both comfort and peace of mind. Upstairs, the residential unit offers a beautifully updated living space with a modern kitchen, spacious living room, and formal dining area. It includes three generous bedrooms, one full bathroom, new flooring, and stylish finishes throughout. This property truly offers the best of both worlds - a modern commercial space downstairs and a comfortable, move-in-ready home upstairs. Whether you’re an investor seeking rental income or an owner-occupant wanting to live and work in the same building, this property checks all the boxes. Includes an extra 15’ x 140’ lot, with potential for added parking or expansion. The adjacent corner lot, owned by the City of Buffalo, may also be available for purchase with an approved development plan.

970 Sycamore Street, Buffalo

$489,900

Turnkey Mixed-Use Gem! Exceptional opportunity to own a meticulously restored 1880s brick building at 577 Niagara St. This award-winning property features a vibrant first-floor retail space (formerly a renowned cat café/sanctuary) with high-end upgrades. The expansive second floor features 11-foot ceilings, gorgeous hardwoods, and massive windows—perfectly suited for a premium professional office or a luxury residential conversion. Sale includes the adjacent lot at 575 Niagara, offering rare downtown parking or expansion potential. Prime West Side location near D’Youville University with high visibility and foot traffic. Updates throughout include mechanicals, roof, and storefront. Ideal for an owner-user or savvy investor looking for a trophy property in a high-growth corridor.

B1682784 MLS

Turnkey Mixed-Use Gem! Exceptional opportunity to own a meticulously restored 1880s brick building at 577 Niagara St. This award-winning property features a vibrant first-floor retail space (formerly a renowned cat café/sanctuary) with high-end upgrades. The expansive second floor features 11-foot ceilings, gorgeous hardwoods, and massive windows—perfectly suited for a premium professional office or a luxury residential conversion. Sale includes the adjacent lot at 575 Niagara, offering rare downtown parking or expansion potential. Prime West Side location near D’Youville University with high visibility and foot traffic. Updates throughout include mechanicals, roof, and storefront. Ideal for an owner-user or savvy investor looking for a trophy property in a high-growth corridor.

577 Niagara Street, Buffalo

$489,900

Turnkey Mixed-Use Gem! Exceptional opportunity to own a meticulously restored 1880s brick building at 577 Niagara St. This award-winning property features a vibrant first-floor retail space (formerly a renowned cat café/sanctuary) with high-end upgrades. The expansive second floor features 11-foot ceilings, gorgeous hardwoods, and massive windows—perfectly suited for a premium professional office or a luxury residential conversion. Sale includes the adjacent lot at 575 Niagara, offering rare downtown parking or expansion potential. Prime West Side location near D’Youville University with high visibility and foot traffic. Updates throughout include mechanicals, roof, and storefront. Ideal for an owner-user or savvy investor looking for a trophy property in a high-growth corridor.

3 Beds ⋅ 3 Baths ⋅ B1676070 MLS

Turnkey Mixed-Use Gem! Exceptional opportunity to own a meticulously restored 1880s brick building at 577 Niagara St. This award-winning property features a vibrant first-floor retail space (formerly a renowned cat café/sanctuary) with high-end upgrades. The expansive second floor features 11-foot ceilings, gorgeous hardwoods, and massive windows—perfectly suited for a premium professional office or a luxury residential conversion. Sale includes the adjacent lot at 575 Niagara, offering rare downtown parking or expansion potential. Prime West Side location near D’Youville University with high visibility and foot traffic. Updates throughout include mechanicals, roof, and storefront. Ideal for an owner-user or savvy investor looking for a trophy property in a high-growth corridor.

577 Niagara Street, Buffalo

$484,900

A truly unique condo-style single-family home, this beautifully updated carriage house offers the perfect blend of low-maintenance living and modern comfort. Thoughtfully renovated with today's lifestyle in mind, the bright, open-concept first floor features a seamless living room, dining area, and kitchen with hardwood floors, updated windows, granite countertops, stainless steel appliances, a breakfast bar, and direct access to a private, fully fenced stamped concrete patio—ideal for relaxing or entertaining. The first floor also includes a spacious updated half bath, convenient storage closet with front-loading Samsung washer & dryer, and a generously sized bedroom with a charming bay window and recessed lighting. Upstairs, you'll find an impressive family room with soaring vaulted ceilings, skylights, a gas fireplace with stacked-stone surround, and two French doors opening to a fantastic rear porch. The private primary suite offers custom lighting, a walk-through closet, and a beautifully renovated en-suite bath with a glass-enclosed shower. Additional updates include a newer roof (2014), updated furnace and high-velocity central A/C (2014), high-efficiency boiler (2016), and Nest thermostat. The location is equally exceptional—just steps from some of Buffalo's favorite restaurants (Fat Bob's, Mother's, and Giacobbi's), as well as the Buffalo Niagara Medical Campus. This is a rare opportunity to enjoy the convenience of condo-style living with the privacy and ownership benefits of a single-family home.

2 Beds ⋅ 2 Baths ⋅ B1698312 MLS

A truly unique condo-style single-family home, this beautifully updated carriage house offers the perfect blend of low-maintenance living and modern comfort. Thoughtfully renovated with today's lifestyle in mind, the bright, open-concept first floor features a seamless living room, dining area, and kitchen with hardwood floors, updated windows, granite countertops, stainless steel appliances, a breakfast bar, and direct access to a private, fully fenced stamped concrete patio—ideal for relaxing or entertaining. The first floor also includes a spacious updated half bath, convenient storage closet with front-loading Samsung washer & dryer, and a generously sized bedroom with a charming bay window and recessed lighting. Upstairs, you'll find an impressive family room with soaring vaulted ceilings, skylights, a gas fireplace with stacked-stone surround, and two French doors opening to a fantastic rear porch. The private primary suite offers custom lighting, a walk-through closet, and a beautifully renovated en-suite bath with a glass-enclosed shower. Additional updates include a newer roof (2014), updated furnace and high-velocity central A/C (2014), high-efficiency boiler (2016), and Nest thermostat. The location is equally exceptional—just steps from some of Buffalo's favorite restaurants (Fat Bob's, Mother's, and Giacobbi's), as well as the Buffalo Niagara Medical Campus. This is a rare opportunity to enjoy the convenience of condo-style living with the privacy and ownership benefits of a single-family home.

57 Virginia Place, Buffalo

$480,000

Located at 1719 William Street in Buffalo, this well-maintained automotive shop is truly turnkey and ready for immediate use. The property features a brand-new rubber roof and a fully equipped paint booth with new filters. Inside, you’ll find a two-compressor system, a reception office, and three service bays designed for efficient workflow. New blacktop in the fenced parking lot. Security is well covered with cameras and motion-sensor security lighting throughout the property, and the fenced parking area provides added convenience and protection. Ideal for an owner-operator or investor looking for a clean, functional shop with solid upgrades already in place.

B1693527 MLS

Located at 1719 William Street in Buffalo, this well-maintained automotive shop is truly turnkey and ready for immediate use. The property features a brand-new rubber roof and a fully equipped paint booth with new filters. Inside, you’ll find a two-compressor system, a reception office, and three service bays designed for efficient workflow. New blacktop in the fenced parking lot. Security is well covered with cameras and motion-sensor security lighting throughout the property, and the fenced parking area provides added convenience and protection. Ideal for an owner-operator or investor looking for a clean, functional shop with solid upgrades already in place.

1719 William Street, Buffalo

$479,000

Welcome to 133 School St! Truly one of the most unique homes in WNY, the iconic Triangle House aka Christmas Tree House, was built in 2020 by renowned artist Ben Perrone. Ben's artistic vision inspired the home's distinctive triangular design. This one-of-a-kind property seamlessly blends architectural creativity, privacy & abundant natural light. Upon entering, you are greeted by an expansive great room featuring soaring ceilings, exposed beams and an open-concept great room. The dining space showcases a custom-built triangular table and unique light fixture, perfectly complementing the home's architectural design. Just off the dining area is a convenient half bath and retro-inspired kitchen featuring raised lower cabinetry for easier accessibility, a repurposed school sink, custom pantry, and built-in oven and cooktop. The light-filled rear foyer offers a large coat & storage closet, access to the private, fenced-in fieldstone patio, and entry to the attached garage. Originally designed as an art studio, the heated and air-conditioned garage features a convenient half bath & loft for additional storage. A separate man door provides direct access to the driveway. Designed with accessibility in mind, an elevator connects the main level to the expansive second-floor primary suite. A stunning cantilevered staircase with custom copper spindles & railings maintains the home's open and airy feel. The primary suite offers much more than a traditional bedroom, with generous space for a sitting area and home office, convenient 2nd floor laundry, and full bathroom featuring marble tile and a walk-in shower. Energy efficiency was also considered, with 21 solar panels helping offset utility costs. Average combined heating/cooling/electric costs have been $137/month over the past year. Ideally located just a 13-min walk from the vibrant Five Points neighborhood with local favorites including Extra Extra, BreadHive, Remedy House, Butter Block, Rosie’s Ice Cream & Urban Roots. A 7 min drive to the Peace Bridge. A rare opportunity to own a true piece of architecture in Buffalo! Square footage is based on the attached CubiCasa floor plan that includes the heated/cooled garage.

1 Beds ⋅ 3 Baths ⋅ B1721211 MLS

Welcome to 133 School St! Truly one of the most unique homes in WNY, the iconic Triangle House aka Christmas Tree House, was built in 2020 by renowned artist Ben Perrone. Ben's artistic vision inspired the home's distinctive triangular design. This one-of-a-kind property seamlessly blends architectural creativity, privacy & abundant natural light. Upon entering, you are greeted by an expansive great room featuring soaring ceilings, exposed beams and an open-concept great room. The dining space showcases a custom-built triangular table and unique light fixture, perfectly complementing the home's architectural design. Just off the dining area is a convenient half bath and retro-inspired kitchen featuring raised lower cabinetry for easier accessibility, a repurposed school sink, custom pantry, and built-in oven and cooktop. The light-filled rear foyer offers a large coat & storage closet, access to the private, fenced-in fieldstone patio, and entry to the attached garage. Originally designed as an art studio, the heated and air-conditioned garage features a convenient half bath & loft for additional storage. A separate man door provides direct access to the driveway. Designed with accessibility in mind, an elevator connects the main level to the expansive second-floor primary suite. A stunning cantilevered staircase with custom copper spindles & railings maintains the home's open and airy feel. The primary suite offers much more than a traditional bedroom, with generous space for a sitting area and home office, convenient 2nd floor laundry, and full bathroom featuring marble tile and a walk-in shower. Energy efficiency was also considered, with 21 solar panels helping offset utility costs. Average combined heating/cooling/electric costs have been $137/month over the past year. Ideally located just a 13-min walk from the vibrant Five Points neighborhood with local favorites including Extra Extra, BreadHive, Remedy House, Butter Block, Rosie’s Ice Cream & Urban Roots. A 7 min drive to the Peace Bridge. A rare opportunity to own a true piece of architecture in Buffalo! Square footage is based on the attached CubiCasa floor plan that includes the heated/cooled garage.

133 School Street, Buffalo

3435 Bailey (South Bldg) Avenue, Buffalo

$469,900

Excellent commercial opportunity near the corner of Bailey Avenue and Highgate Avenue. This proposed South Building parcel features approximately 5,610 square feet of gross building area with approximately 11 parking spaces. Proposed lot size is approximately 6,624 square feet. The property is currently part of a larger existing tax parcel. Seller’s attorney, Keri Callocchia, is handling the parcel separation. A new survey is pending, and parcel separation is currently anticipated around November 2026, subject to survey, municipal review, filing, and final approval. Final lot dimensions, acreage, parcel boundaries, tax identification number, assessment, taxes, parking allocation, and other parcel-specific information may change upon completion of the survey and subdivision process. Any taxes and assessments currently provided are estimates based on the proposed parcel configuration and are not final City figures. Access to the parking area is expected to include shared ingress and egress with the adjoining parcels. A proposed easement/shared-access arrangement will be established as part of the parcel-separation process

B1716341 MLS

Excellent commercial opportunity near the corner of Bailey Avenue and Highgate Avenue. This proposed South Building parcel features approximately 5,610 square feet of gross building area with approximately 11 parking spaces. Proposed lot size is approximately 6,624 square feet. The property is currently part of a larger existing tax parcel. Seller’s attorney, Keri Callocchia, is handling the parcel separation. A new survey is pending, and parcel separation is currently anticipated around November 2026, subject to survey, municipal review, filing, and final approval. Final lot dimensions, acreage, parcel boundaries, tax identification number, assessment, taxes, parking allocation, and other parcel-specific information may change upon completion of the survey and subdivision process. Any taxes and assessments currently provided are estimates based on the proposed parcel configuration and are not final City figures. Access to the parking area is expected to include shared ingress and egress with the adjoining parcels. A proposed easement/shared-access arrangement will be established as part of the parcel-separation process

3435 Bailey (South Bldg) Avenue, Buffalo

$469,900

Discover this stately, fully remodeled all-brick Victorian 3 unit, brimming with turn-of-the-century character and modern comfort. A welcoming front porch leads you into the expansive two-story owner’s unit, offering 3 bedrooms, 2.5 baths, refinished hardwood floors, and soaring 10-foot ceilings. The charming entry foyer and open staircase flow into a spacious living room with a fireplace and elegant plaster crown moldings, a formal dining room, and a beautifully updated kitchen featuring granite countertops, stainless steel appliances, and a large island with bar seating. An office, half bath and convenient in-unit laundry complete the main level. Upstairs, the second floor boasts a generous primary suite with ample closets and a stylish ensuite bath adorned with a natural-wood vanity and tub/shower combo. Two additional bedrooms share an updated hallway bath with a walk-in shower. The two rear 1 bedroom apartments enjoy a private entrance and modern amenities, including updated kitchens with stainless steel appliances and granite counters, as well as refreshed bathrooms, ideal for generating rental income. A full basement, accessible from the owner’s unit, offers solid mechanicals and abundant storage. Outside, a large fenced yard with a storage shed provides the perfect space for entertaining or relaxing. Additional highlights include separate electric meters for all units, with a shared gas meter for the two rear apartments.

5 Beds ⋅ 5 Baths ⋅ B1693308 MLS

Discover this stately, fully remodeled all-brick Victorian 3 unit, brimming with turn-of-the-century character and modern comfort. A welcoming front porch leads you into the expansive two-story owner’s unit, offering 3 bedrooms, 2.5 baths, refinished hardwood floors, and soaring 10-foot ceilings. The charming entry foyer and open staircase flow into a spacious living room with a fireplace and elegant plaster crown moldings, a formal dining room, and a beautifully updated kitchen featuring granite countertops, stainless steel appliances, and a large island with bar seating. An office, half bath and convenient in-unit laundry complete the main level. Upstairs, the second floor boasts a generous primary suite with ample closets and a stylish ensuite bath adorned with a natural-wood vanity and tub/shower combo. Two additional bedrooms share an updated hallway bath with a walk-in shower. The two rear 1 bedroom apartments enjoy a private entrance and modern amenities, including updated kitchens with stainless steel appliances and granite counters, as well as refreshed bathrooms, ideal for generating rental income. A full basement, accessible from the owner’s unit, offers solid mechanicals and abundant storage. Outside, a large fenced yard with a storage shed provides the perfect space for entertaining or relaxing. Additional highlights include separate electric meters for all units, with a shared gas meter for the two rear apartments.

268 Georgia Street, Buffalo

$460,000

Victorian inspired charm meets modern comfort in Buffalo's sought after Waterfront Village! Located in the established Breakwaters community, this beautifully updated 2-bedroom, 2.5 bath townhome offers approximately 1,700 sq ft of living space across three levels. Distinctive architectural details and abundant windows create an inviting home filled with natural light. Gleaming hardwood floors enhance the main living areas, while a beautiful stone fireplace anchors the spacious living room. An adjoining formal dining room with hardwood flooring provides an elegant space for gatherings and connects seamlessly to the living room and kitchen. The eat in kitchen features rich wood cabinetry, generous counter space and a sunlit dining area surrounded by windows. Upstairs, the primary suite features a cathedral ceiling, walk in closet, remodeled ensuite bath (2025) and access to a private balcony. An adjoining office/sitting area also opens to the balcony, offering flexible space to work or relax. The second bedroom features its own ensuite bath. The finished lower level is truly exceptional, showcasing a custom professional style wood bar with rich cabinetry, display shelving, accent lighting and generous seating, creating an incredible setting for entertaining. An attached 2.5 car garage with epoxy coated flooring adds everyday convenience. Major improvements include a new furnace and hot water tank (2026); remodeled front entrance and primary bath (2025), new interior doors and fresh interior paint (2025); dishwasher and microwave (2023); washer and dryer (2022); and replacement windows and office/sitting room sliding glass door. Enjoy 2 private balconies and easy, low maintenance living. Association services include water, trash, snow removal, landscaping, exterior window cleaning, seasonal pest spraying, structural maintenance and insurance. Pet friendly association permits one dog under 50 lbs. and/or one cat. Just a short walk to Lake Erie, Canalside, the Outer Harbor & Key Bank Center. This is your opportunity to experience Waterfront Village living at its finest! All offers are due Monday, October 19th by 3pm.

2 Beds ⋅ 3 Baths ⋅ B1721560 MLS

Victorian inspired charm meets modern comfort in Buffalo's sought after Waterfront Village! Located in the established Breakwaters community, this beautifully updated 2-bedroom, 2.5 bath townhome offers approximately 1,700 sq ft of living space across three levels. Distinctive architectural details and abundant windows create an inviting home filled with natural light. Gleaming hardwood floors enhance the main living areas, while a beautiful stone fireplace anchors the spacious living room. An adjoining formal dining room with hardwood flooring provides an elegant space for gatherings and connects seamlessly to the living room and kitchen. The eat in kitchen features rich wood cabinetry, generous counter space and a sunlit dining area surrounded by windows. Upstairs, the primary suite features a cathedral ceiling, walk in closet, remodeled ensuite bath (2025) and access to a private balcony. An adjoining office/sitting area also opens to the balcony, offering flexible space to work or relax. The second bedroom features its own ensuite bath. The finished lower level is truly exceptional, showcasing a custom professional style wood bar with rich cabinetry, display shelving, accent lighting and generous seating, creating an incredible setting for entertaining. An attached 2.5 car garage with epoxy coated flooring adds everyday convenience. Major improvements include a new furnace and hot water tank (2026); remodeled front entrance and primary bath (2025), new interior doors and fresh interior paint (2025); dishwasher and microwave (2023); washer and dryer (2022); and replacement windows and office/sitting room sliding glass door. Enjoy 2 private balconies and easy, low maintenance living. Association services include water, trash, snow removal, landscaping, exterior window cleaning, seasonal pest spraying, structural maintenance and insurance. Pet friendly association permits one dog under 50 lbs. and/or one cat. Just a short walk to Lake Erie, Canalside, the Outer Harbor & Key Bank Center. This is your opportunity to experience Waterfront Village living at its finest! All offers are due Monday, October 19th by 3pm.

273 Lakefront Boulevard, Buffalo

$460,000

This West Side 4 unit is HUGE and it’s a big opportunity for a new owner. Monthly rents are $4000+ and its 100% occupied. Units 3 and 4 were completely gutted and rehabbed in 2024-2025, everything is new! Units 1 and 2 have been partially renovated,and have all new kitchens and baths. The property also features well maintained mechanicals and roof, newer windows, and off-street parking. Located just .3 miles from Buffalo State College, and close to shops, bars, restaurants, museums, parks, and all major roadways, the location cannot be beat. This property is solid and so is the investment.

12 Beds ⋅ 4 Baths ⋅ B1708850 MLS

This West Side 4 unit is HUGE and it’s a big opportunity for a new owner. Monthly rents are $4000+ and its 100% occupied. Units 3 and 4 were completely gutted and rehabbed in 2024-2025, everything is new! Units 1 and 2 have been partially renovated,and have all new kitchens and baths. The property also features well maintained mechanicals and roof, newer windows, and off-street parking. Located just .3 miles from Buffalo State College, and close to shops, bars, restaurants, museums, parks, and all major roadways, the location cannot be beat. This property is solid and so is the investment.

86 Hawley Street, Buffalo

$459,900

Welcome to this lovely Victorian in the heart of Allentown! Rich in character and timeless elegance, this home showcases beautiful hard wood floors, soaring windows that flood the space with natural light, and exquisite turn-of-the-century details throughout. A spacious wraparound front porch overlooking lush gardens sets the tone and warmly welcomes you to 41 Irving. Inside, the inviting foyer features a graceful, curved staircase, opening into a stunning double living room complete with a fireplace (NRTC), built-in bookcases, and original ceiling medallions. The formal dining room is perfect for entertaining, with a Victorian chandelier that has luminescent glass shades, abundant natural light, convenient powder room access, and a secondary staircase. A charming butler’s pantry provides additional storage and functionality. The generously sized eat-in kitchen offers ample cabinetry and a bright breakfast area, with sliding glass doors leading to a deck and private backyard. A versatile front room with a fireplace (NRTC) can serve as a parlor, home office, or den. Upstairs, the spacious primary bedroom features a decorative fireplace, a hallway walk-in closet adds additional storage. Three additional bedrooms and two full baths provide plenty of space, including one beautifully updated bath with a glass-enclosed shower, basket-weave tile, and modern vanity. Additional highlights include central air, The private backyard is a true retreat, featuring a deck with a new automatic Kohler awning, a tranquil koi pond, and thoughtfully designed landscaping. Ideally located near Downtown, Elmwood Village, Delaware Park, the AKG Museum, the medical campus, and more—this is a rare opportunity to own a piece of Buffalo’s architectural history.

4 Beds ⋅ 3 Baths ⋅ B1673063 MLS

Welcome to this lovely Victorian in the heart of Allentown! Rich in character and timeless elegance, this home showcases beautiful hard wood floors, soaring windows that flood the space with natural light, and exquisite turn-of-the-century details throughout. A spacious wraparound front porch overlooking lush gardens sets the tone and warmly welcomes you to 41 Irving. Inside, the inviting foyer features a graceful, curved staircase, opening into a stunning double living room complete with a fireplace (NRTC), built-in bookcases, and original ceiling medallions. The formal dining room is perfect for entertaining, with a Victorian chandelier that has luminescent glass shades, abundant natural light, convenient powder room access, and a secondary staircase. A charming butler’s pantry provides additional storage and functionality. The generously sized eat-in kitchen offers ample cabinetry and a bright breakfast area, with sliding glass doors leading to a deck and private backyard. A versatile front room with a fireplace (NRTC) can serve as a parlor, home office, or den. Upstairs, the spacious primary bedroom features a decorative fireplace, a hallway walk-in closet adds additional storage. Three additional bedrooms and two full baths provide plenty of space, including one beautifully updated bath with a glass-enclosed shower, basket-weave tile, and modern vanity. Additional highlights include central air, The private backyard is a true retreat, featuring a deck with a new automatic Kohler awning, a tranquil koi pond, and thoughtfully designed landscaping. Ideally located near Downtown, Elmwood Village, Delaware Park, the AKG Museum, the medical campus, and more—this is a rare opportunity to own a piece of Buffalo’s architectural history.

41 Irving Place, Buffalo

$450,000

17,919 SF COMMERCIAL WAREHOUSE | 5 BAYS | LOADING DOCK | OFFICE SPACE! This versatile commercial property is an excellent opportunity for an owner-user, investor, or growing business. The facility features 5 loading/garage bays, a loading dock, dedicated office spaces, and expansive warehouse space suitable for a variety of operations. 480V 3-phase power is available, with step-down transformers in place, making the facility well-suited for a range of manufacturing, industrial, and commercial uses. Additional upstairs space provides flexibility for multiple offices or other business needs. The layout also presents potential rental income opportunities, allowing an owner to occupy part of the building while generating income from other areas. Conveniently located on Sycamore Street in Buffalo, with easy access to major roadways and surrounding areas. Bring your business, expand your operation, generate rental income, or capitalize on the substantial space.

B1712620 MLS

17,919 SF COMMERCIAL WAREHOUSE | 5 BAYS | LOADING DOCK | OFFICE SPACE! This versatile commercial property is an excellent opportunity for an owner-user, investor, or growing business. The facility features 5 loading/garage bays, a loading dock, dedicated office spaces, and expansive warehouse space suitable for a variety of operations. 480V 3-phase power is available, with step-down transformers in place, making the facility well-suited for a range of manufacturing, industrial, and commercial uses. Additional upstairs space provides flexibility for multiple offices or other business needs. The layout also presents potential rental income opportunities, allowing an owner to occupy part of the building while generating income from other areas. Conveniently located on Sycamore Street in Buffalo, with easy access to major roadways and surrounding areas. Bring your business, expand your operation, generate rental income, or capitalize on the substantial space.

811 Sycamore Street, Buffalo

$449,900

Rare Opportunity on 1.2 Fully Fenced Acres! Discover this spacious and well-maintained 2,644 sq. ft. property offering exceptional flexibility and potential. Currently used as a single-family home, the property is zoned N3-R and includes a one-bedroom second-floor apartment, providing options for additional living space, extended family, guests, or potential rental income. The home features a wood-burning stove, updated utilities, and a spacious layout with plenty of room to accommodate a variety of needs. The main unit boasts 4 bedrooms and 2 full baths including a master bedroom with ensuite, formal dining room and eat-in kitchen. The basement adds even more versatility with a full kitchen, full bathroom, and wet bar, along with its own entrance providing a possible third apartment. The second-floor apartment and basement each have separate entrances while also offering access through the main residence, creating numerous possibilities for how the space can be utilized. Outside, enjoy 1.2 acres of fully fenced property, a 960 sq. ft. garage, and a huge screened-in patio overlooking the grounds. An in-ground pool provides the perfect setting for summer entertaining, with the pool liner and filter both replaced less than two years ago. A unique property with substantial space, multiple living areas, extensive outdoor amenities, and flexible zoning—opportunities like this are rarely available. Currently used as a single family but can easily be used as a 2 or 3 unit property.

4 Beds ⋅ 4 Baths ⋅ B1715878 MLS

Rare Opportunity on 1.2 Fully Fenced Acres! Discover this spacious and well-maintained 2,644 sq. ft. property offering exceptional flexibility and potential. Currently used as a single-family home, the property is zoned N3-R and includes a one-bedroom second-floor apartment, providing options for additional living space, extended family, guests, or potential rental income. The home features a wood-burning stove, updated utilities, and a spacious layout with plenty of room to accommodate a variety of needs. The main unit boasts 4 bedrooms and 2 full baths including a master bedroom with ensuite, formal dining room and eat-in kitchen. The basement adds even more versatility with a full kitchen, full bathroom, and wet bar, along with its own entrance providing a possible third apartment. The second-floor apartment and basement each have separate entrances while also offering access through the main residence, creating numerous possibilities for how the space can be utilized. Outside, enjoy 1.2 acres of fully fenced property, a 960 sq. ft. garage, and a huge screened-in patio overlooking the grounds. An in-ground pool provides the perfect setting for summer entertaining, with the pool liner and filter both replaced less than two years ago. A unique property with substantial space, multiple living areas, extensive outdoor amenities, and flexible zoning—opportunities like this are rarely available. Currently used as a single family but can easily be used as a 2 or 3 unit property.

127 Abbott Road, Buffalo

$449,900

Rare Opportunity on 1.2 Fully Fenced Acres! Discover this spacious and well-maintained 2,644 sq. ft. property offering exceptional flexibility and potential. Currently used as a single-family home, the property is zoned N3-R and includes a one-bedroom second-floor apartment, providing options for additional living space, extended family, guests, or potential rental income. The home features a wood-burning stove, updated utilities, and a spacious layout with plenty of room to accommodate a variety of needs. The main unit boasts 4 bedrooms and 2 full baths including a master bedroom with ensuite, formal dining room and eat-in kitchen. The basement adds even more versatility with a full kitchen, full bathroom, and wet bar, along with its own entrance. The second-floor apartment and basement each have separate entrances while also offering access through the main residence, creating numerous possibilities for how the space can be utilized. Outside, enjoy 1.2 acres of fully fenced property, a 960 sq. ft. garage, and a huge screened-in patio overlooking the grounds. An in-ground pool provides the perfect setting for summer entertaining, with the pool liner and filter both replaced less than two years ago. A unique property with substantial space, multiple living areas, extensive outdoor amenities, and flexible zoning—opportunities like this are rarely available.

4 Beds ⋅ 4 Baths ⋅ B1715587 MLS

Rare Opportunity on 1.2 Fully Fenced Acres! Discover this spacious and well-maintained 2,644 sq. ft. property offering exceptional flexibility and potential. Currently used as a single-family home, the property is zoned N3-R and includes a one-bedroom second-floor apartment, providing options for additional living space, extended family, guests, or potential rental income. The home features a wood-burning stove, updated utilities, and a spacious layout with plenty of room to accommodate a variety of needs. The main unit boasts 4 bedrooms and 2 full baths including a master bedroom with ensuite, formal dining room and eat-in kitchen. The basement adds even more versatility with a full kitchen, full bathroom, and wet bar, along with its own entrance. The second-floor apartment and basement each have separate entrances while also offering access through the main residence, creating numerous possibilities for how the space can be utilized. Outside, enjoy 1.2 acres of fully fenced property, a 960 sq. ft. garage, and a huge screened-in patio overlooking the grounds. An in-ground pool provides the perfect setting for summer entertaining, with the pool liner and filter both replaced less than two years ago. A unique property with substantial space, multiple living areas, extensive outdoor amenities, and flexible zoning—opportunities like this are rarely available.

127 Abbott Road, Buffalo

$449,900

228 Brinkman Avenue is ready for a new owner or organization to maximize its full potential. Substantial infrastructure and capital improvements have been made to this 1924 built all-brick building boasting over 8,600 square foot across three stories. The third floor is included in the total square footage since it contains two means of ingress and egress along with a wet sprinkler system. The property was formerly built as a convent that was being converted into a rooming house and community resource facility for a local non-profit organization. The property contains 15 total rooms, 3 full bathrooms with 6 showers, a kitchen and multiple gathering spaces, living rooms and office suites. All new electrical, plumbing, flooring, windows, new alarm system, refinished hardwood floors and many (in-progress) bathroom renovations are some of the many improvements already completed. Interior finishes (trim, drywall) are still needed but the majority of the essential capital work is done. Off-street parking area is available on the premises. The plans to complete the project are available upon request. Zoned as N-3R. This specific residential zone under the Buffalo Green Code is designed for moderately compact neighborhoods and permits various housing types to maintain residential character. Fantastic Opportunity!

B1704478 MLS

228 Brinkman Avenue is ready for a new owner or organization to maximize its full potential. Substantial infrastructure and capital improvements have been made to this 1924 built all-brick building boasting over 8,600 square foot across three stories. The third floor is included in the total square footage since it contains two means of ingress and egress along with a wet sprinkler system. The property was formerly built as a convent that was being converted into a rooming house and community resource facility for a local non-profit organization. The property contains 15 total rooms, 3 full bathrooms with 6 showers, a kitchen and multiple gathering spaces, living rooms and office suites. All new electrical, plumbing, flooring, windows, new alarm system, refinished hardwood floors and many (in-progress) bathroom renovations are some of the many improvements already completed. Interior finishes (trim, drywall) are still needed but the majority of the essential capital work is done. Off-street parking area is available on the premises. The plans to complete the project are available upon request. Zoned as N-3R. This specific residential zone under the Buffalo Green Code is designed for moderately compact neighborhoods and permits various housing types to maintain residential character. Fantastic Opportunity!

228 Brinkman Avenue, Buffalo

$449,000

Exquisite penthouse offering the pinnacle of elegant city living with your own private wrap-around terrace and one of the most beautiful views in the city. Step off the elevator directly into your 9th floor unit and experience private city living. Foyer has hand glazed tiles and there are hardwood floors throughout. The living room features a cove ceiling, decorative fireplace with stylish plaster surround, built-in bookshelves, a bank of new arched windows and French doors also leading out to the terrace with incredible southern facing views of the skyline and sunsets over the lake from multiple rooms. The primary bedroom has a walk-in closet and tastefully updated en-suite bath with skylight. The fully renovated kitchen features solid surface countertops along with maple cabinetry and a formal dining/ breakfast room with picture molding on the walls. There is also a generously sized 2nd bedroom. A den/study with built-in cherry shelves. 83 Bryant Street in Buffalo, NY was originally designed by Canadian architect B. Frank Kelly. Constructed in the late 1920s, the structure features classic Italian Renaissance Revival This unit comes with a large storage locker in the basement, private underground garage, and a shared rooftop patio with phenomenal views. Close to the Medical Campus and stroll to Elmwood Village shops and restaurants. Ready to move-in! Unit is also available for rent.

2 Beds ⋅ 2 Baths ⋅ B1686900 MLS

Exquisite penthouse offering the pinnacle of elegant city living with your own private wrap-around terrace and one of the most beautiful views in the city. Step off the elevator directly into your 9th floor unit and experience private city living. Foyer has hand glazed tiles and there are hardwood floors throughout. The living room features a cove ceiling, decorative fireplace with stylish plaster surround, built-in bookshelves, a bank of new arched windows and French doors also leading out to the terrace with incredible southern facing views of the skyline and sunsets over the lake from multiple rooms. The primary bedroom has a walk-in closet and tastefully updated en-suite bath with skylight. The fully renovated kitchen features solid surface countertops along with maple cabinetry and a formal dining/ breakfast room with picture molding on the walls. There is also a generously sized 2nd bedroom. A den/study with built-in cherry shelves. 83 Bryant Street in Buffalo, NY was originally designed by Canadian architect B. Frank Kelly. Constructed in the late 1920s, the structure features classic Italian Renaissance Revival This unit comes with a large storage locker in the basement, private underground garage, and a shared rooftop patio with phenomenal views. Close to the Medical Campus and stroll to Elmwood Village shops and restaurants. Ready to move-in! Unit is also available for rent.

83 Bryant Street Unit 9A, Buffalo

$445,000

Waterfront Village Townhome with 1,700 sq ft of living space on three levels, in the established Breakwaters Community. Two private balconies, two-car attached garage, and an association fee covering water, sewer, trash, snow removal, landscaping, exterior window cleaning, seasonal bug spraying, structural maintenance and insurance — genuine low-maintenance living a short walk from Lake Erie. Pet friendly--association allows one dog under 50 lbs and/or one cat. Enter through the bright sun porch, fitted with brand-new windows in 2026. Hardwood flooring runs through the main living areas and a fireplace anchors the living room. The kitchen has been updated with newer appliances (2025) and refaced cabinetry with new hardware. The primary suite has a cathedral ceiling, walk-in cedar closet and sliding glass doors onto a composite balcony. An adjoining sitting area opens onto the same balcony. The second bedroom has its own full bath with a soaker tub. Newer windows throughout feature between-the-glass blinds. The finished lower level has the flexibility most townhomes at this price point lack--vinyl plank flooring, custom built-ins, a full bath, two closets and a separate storage room, with direct access from both the attached garage and the first floor. It serves equally well as a guest suite, family room or home office. Mechanically current: furnace and hot water tank both 2023, windows 2026. Minutes to Canalside, the Outer Harbor, Downtown and the new Ralph Wilson Centennial Park—a nine-figure public investment taking shape directly alongside this community. Experience Townhome living in one of Buffalo's most sought-after waterfront areas.

2 Beds ⋅ 4 Baths ⋅ B1711788 MLS

Waterfront Village Townhome with 1,700 sq ft of living space on three levels, in the established Breakwaters Community. Two private balconies, two-car attached garage, and an association fee covering water, sewer, trash, snow removal, landscaping, exterior window cleaning, seasonal bug spraying, structural maintenance and insurance — genuine low-maintenance living a short walk from Lake Erie. Pet friendly--association allows one dog under 50 lbs and/or one cat. Enter through the bright sun porch, fitted with brand-new windows in 2026. Hardwood flooring runs through the main living areas and a fireplace anchors the living room. The kitchen has been updated with newer appliances (2025) and refaced cabinetry with new hardware. The primary suite has a cathedral ceiling, walk-in cedar closet and sliding glass doors onto a composite balcony. An adjoining sitting area opens onto the same balcony. The second bedroom has its own full bath with a soaker tub. Newer windows throughout feature between-the-glass blinds. The finished lower level has the flexibility most townhomes at this price point lack--vinyl plank flooring, custom built-ins, a full bath, two closets and a separate storage room, with direct access from both the attached garage and the first floor. It serves equally well as a guest suite, family room or home office. Mechanically current: furnace and hot water tank both 2023, windows 2026. Minutes to Canalside, the Outer Harbor, Downtown and the new Ralph Wilson Centennial Park—a nine-figure public investment taking shape directly alongside this community. Experience Townhome living in one of Buffalo's most sought-after waterfront areas.

275 Lakefront Boulevard, Buffalo

$430,000

The iconic double with the turret on the corner of Potomac and Hoyt is now available for sale! Absolutely gorgeous home to owner occupy and have your tenant help pay the mortgage. If you are an investor, a perfect property to add to your portfolio. Last rents: May 2026, $1950 and $1800. 3 bedrooms in the lower and 4 bedrooms in the upper. Updates in 2023-2034 in both units: Kitchens: NY Kitchen and Bath soft close cabinets, ceramic backsplash, quartz counter tops, stainless steel refrigerator, gas stove, dishwasher and microwaves. Bathrooms: Cabinets, flooring, lighting. Bedrooms: ceiling fans, carpet or luxury vinyl flooring. Living Rooms: luxury vinyl flooring, inset lighting. All rooms painted. Lower unit: breakfast bar, new window blinds, washer and dryer. Upper unit: rounded turret room. Also, roof, electric, Pex plumbing, new windows except for attic and approximately 50% of siding replaced. Full, stand up attic perfect for storage. Off street parking in the huge, rebuilt, brick 2.5+ attached garage. Property appraised for 490K in 2024. Seller reserves the right to set an offer date.

7 Beds ⋅ 2 Baths ⋅ B1698263 MLS

The iconic double with the turret on the corner of Potomac and Hoyt is now available for sale! Absolutely gorgeous home to owner occupy and have your tenant help pay the mortgage. If you are an investor, a perfect property to add to your portfolio. Last rents: May 2026, $1950 and $1800. 3 bedrooms in the lower and 4 bedrooms in the upper. Updates in 2023-2034 in both units: Kitchens: NY Kitchen and Bath soft close cabinets, ceramic backsplash, quartz counter tops, stainless steel refrigerator, gas stove, dishwasher and microwaves. Bathrooms: Cabinets, flooring, lighting. Bedrooms: ceiling fans, carpet or luxury vinyl flooring. Living Rooms: luxury vinyl flooring, inset lighting. All rooms painted. Lower unit: breakfast bar, new window blinds, washer and dryer. Upper unit: rounded turret room. Also, roof, electric, Pex plumbing, new windows except for attic and approximately 50% of siding replaced. Full, stand up attic perfect for storage. Off street parking in the huge, rebuilt, brick 2.5+ attached garage. Property appraised for 490K in 2024. Seller reserves the right to set an offer date.

364 Potomac Avenue, Buffalo

$430,000

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.

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

$425,000

Showings begin immediately. Seller reserves the right to set a deadline for offers. Investors—this is the Buffalo multifamily opportunity you've been waiting for! 207 Riley Street is a spacious, updated 4-unit property offering the combination investors look for: multiple income-producing units, recent improvements, and off-street parking. All four units have benefited from recent updates, including kitchens, new stainless steel appliances, tile and hardwood flooring, Newer HWTs, updated bathrooms, and updated electrical systems, helping provide a strong foundation for continued rental performance while reducing the need for immediate major improvements. Off-street parking is an added advantage for attracting and retaining tenants. Conveniently located near downtown Buffalo, the Buffalo Medical Campus, major transportation routes, shopping, dining, and neighborhood amenities. Whether you're expanding your portfolio or looking for your next multifamily investment, this property offers an opportunity to acquire a substantially updated 4-unit property with income potential and room for future gain.

8 Beds ⋅ 4 Baths ⋅ B1717885 MLS

Showings begin immediately. Seller reserves the right to set a deadline for offers. Investors—this is the Buffalo multifamily opportunity you've been waiting for! 207 Riley Street is a spacious, updated 4-unit property offering the combination investors look for: multiple income-producing units, recent improvements, and off-street parking. All four units have benefited from recent updates, including kitchens, new stainless steel appliances, tile and hardwood flooring, Newer HWTs, updated bathrooms, and updated electrical systems, helping provide a strong foundation for continued rental performance while reducing the need for immediate major improvements. Off-street parking is an added advantage for attracting and retaining tenants. Conveniently located near downtown Buffalo, the Buffalo Medical Campus, major transportation routes, shopping, dining, and neighborhood amenities. Whether you're expanding your portfolio or looking for your next multifamily investment, this property offers an opportunity to acquire a substantially updated 4-unit property with income potential and room for future gain.

207 Riley Street, Buffalo

$425,000

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.

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