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$229,900
5 Beds ⋅ 3 Baths ⋅ B1710973 MLS
Priced Reduced Investors and owner-occupants—don’t miss this updated 3-unit property situated on a spacious double lot! Offering a versatile 2/2/1 layout, this property features numerous recent improvements, including newer roofs on the house and garage (2025/2026), hot water tanks (2020, 2021 & 2025), a new concrete driveway, and three additional off-street parking spaces. The upper unit is vacant and ready for a new tenant or owner-occupant. It features a furnace approximately 3 years old, some newer windows, a huge eat-in kitchen, and access to the attic for additional storage. The lower unit is occupied by a month-to-month tenant and offers a spacious layout with a formal dining room, huge living room, eat-in kitchen, all-new flooring, and a boiler approximately 3 years old. The rear two-story unit is Vacant and features one oversized bedroom with new flooring that could potentially be converted back into two bedrooms, along with a good-sized kitchen and dining room. The furnace is approximately 6 years old. Additional highlights include a clean, dry basement with glass block windows, maintenance-free vinyl siding, front and side porches, and a large double lot offering plenty of outdoor space to enjoy during the summer months. Whether you’re looking to add to your investment portfolio or live in one unit while generating rental income from the others, this property offers plenty of possibilities.

78 Center Street, Lackawanna
$219,900
3 Beds ⋅ 1 Baths ⋅ B1711119 MLS
Beautifully updated 3-bedroom, 1-bath home is move-in ready and packed with updates throughout. Step inside to find new flooring, new carpet, new windows, a completely updated kitchen, and a newly renovated full bathroom. The furnace and central air are both in great condition, providing added peace of mind for the next owner. Outside, enjoy the above-ground pool featuring a brand-new filter, perfect for summer days. With a functional layout, fresh updates, and convenient Cheektowaga location close to shopping, dining, and major thruways. House was measured by a licensed appraiser and is bigger than the public record states.

47 S Hedley Street, Cheektowaga
$259,900
7 Beds ⋅ 3 Baths ⋅ B1711138 MLS
Spacious 3-family property offering excellent income potential or an owner-occupant opportunity in the heart of Lackawanna. The lower unit features 4 bedrooms, 1.5 bathrooms, a living room, dining room, and kitchen. The upper front unit offers 2 bedrooms, a full bathroom, a living room, a dining room, and a kitchen. The upper back unit includes 1 bedroom, a full bathroom, a living room, and an eat-in kitchen. Additional features include a full basement and attic, which provide ample storage space. Conveniently located near schools, shopping centers, restaurants, parks, and major highways. A great opportunity for investors or those looking to live in one unit while generating rental income from the others.

210 Kirby Avenue, Lackawanna
$239,000
3 Beds ⋅ 1 Baths ⋅ B1711069 MLS
Welcome to this charming 1300 sq ft Lancaster ranch, offering 3 bedrooms and a remodeled full bath. Hardwood floors are tucked beneath the carpeting, ready to be revealed and enjoyed. The spacious living room features a cathedral ceiling and gas fireplace that can be converted back to wood burning, and a formal dining room. The large eat in kitchen offers plenty of oak cabinetry, tiffany style lighting and appliances all stay. The breezeway has been transformed into a bright 17' x 8' sunroom, perfect for relaxing. Enjoy the outdoors with an above ground pool, fully fenced yard, extending to the stacked fence. Newer windows throughout, plus an open porch just 6 years old. Important updates include, new drain tile installed by Frank's Basement Waterproofing, furnace (2019), hot water tank (2021) and a roof approximately 14 years old. Priced for a quick sale and sold as is. Sellers will consider offers as they come in.

4786 William Street, Lancaster
$369,900
3 Beds ⋅ 3 Baths ⋅ B1686442 MLS
Welcome to this beautifully maintained 3-bedroom, 1 full bath, 2 half bath home nestled in the highly desirable Williamsville community. Offering a perfect blend of comfort and functionality, this home features spacious living areas filled with natural light, an inviting layout ideal for everyday living and entertaining, and generously sized bedrooms with ample closet space. The bright and welcoming kitchen flows seamlessly into the dining and living areas, creating a warm atmosphere for gatherings and special occasions. A full bathroom and two convenient half baths provide added comfort and flexibility for residents and guests alike. Enjoy the view private yard from the bright & spacious 3 seasons room perfect for relaxing or hosting Spring through Fall get-togethers. Located just minutes from top-rated schools, parks, shopping, dining, and all the amenities Williamsville has to offer, this home combines suburban charm with everyday convenience. Don't miss this opportunity to own a wonderful home in one of Western New York's most sought-after neighborhoods. Take a look and make this your Home Sweet Home.

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

401 Military Road, Buffalo
$169,900
4 Beds ⋅ 1 Baths ⋅ B1710892 MLS
Discover this beautifully upgraded 4-bedroom, 1-bath single-family home at 64 Millicent Ave in Buffalo’s desirable University District. Conveniently located near shopping, local restaurants, and Route 33, this home offers comfort and accessibility. Step inside to a bright living room flowing into a spacious formal dining room, ideal for everyday living and entertaining. The updated kitchen and bathroom offer a fresh feel, while new carpet and vinyl flooring add style and durability throughout the main living areas. Four generously sized bedrooms provide plenty of space, while the massive basement offers excellent storage and recreation potential. Outside, enjoy a fully fenced yard, garage, and convenient parking. Square footage differs from public records based on floor plan measurements. A great opportunity for owner-occupants or investors—don't miss it!

64 Millicent Avenue, Buffalo
$139,900
4 Beds ⋅ 2 Baths ⋅ B1710893 MLS
Welcome to 78 Central Ave, a spacious Buffalo home offering approximately 1,740 sq. ft. of comfortable living space. Featuring 3 bedrooms and 2 full baths, this property provides a versatile layout with generous room sizes and plenty of potential to make it your own. The home offers an inviting blend of space, functionality, and opportunity, making it ideal for an owner-occupant or investor. Conveniently located near shopping, dining, schools, and everyday amenities, with easy access to major routes. Don’t miss the opportunity to make this impressive property your next home!

78 Central Avenue, Buffalo
$535,000
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! OPEN HOUSE SATURDAY AND SUNDAY FROM 11 AM TILL 1 PM.

346 Woodward Avenue, Buffalo
$55,000
2 Beds ⋅ 1 Baths ⋅ B1710538 MLS
Welcome to 59 Annamarie Terrace in Sky Harbor Park! This fully updated 2-bedroom, 1-bath home offers 1,050 sq. ft. of comfortable, move-in-ready one-floor living. Step inside to a fresh, inviting interior where the updates have already been done for you. The kitchen features a convenient breakfast bar and all-new appliances, while new washer and dryer are also included—making this home truly ready to enjoy from day one. The comfortable floor plan features a first-floor primary bedroom, second bedroom and convenient first-floor laundry. Updated flooring adds to the clean, modern feel and easy-care lifestyle. Outside, a carport with enclosed porch provides covered parking, while the neighborhood setting offers the convenience and simplicity of park living. Whether you're looking to downsize, simplify or find an affordable alternative to renting, this beautifully updated home offers an exceptional opportunity without the work and expense often associated with renovating. Conveniently located in Cheektowaga with easy access to shopping, dining and everyday necessities. Move right in, unpack and start enjoying your new home. With its extensive updates, new appliances, washer and dryer, manageable one-level layout and affordable price point, 59 Annamarie Terrace is one you'll want to see! Taxes are included in the lot rent.

59 Annamarie, Cheektowaga
$50,000
4 Beds ⋅ 1 Baths ⋅ B1709207 MLS
$50,000! Investor and renovator opportunity! This 4-bedroom, 1-bath two-story sits on a 54-foot-wide lot, well above the roughly 30-foot lots typical for this price range in the city, offering unusual space for the area, plus off-street parking on a concrete driveway. Built in 1900, the 1,410 SF home features 3 bedrooms upstairs plus a 4th bedroom and full bath on the main floor. Stone and aluminum siding exterior; rear roof appears to have had a full tear-off and replacement, front retains older architectural shingles. Full basement with structurally sound exterior foundation walls. All utilities active, gas, electric, and water service on, no utility-company turn-on delays. Plumbing upgraded from original underground steel to above-ground hung PVC waste line & no current sewer issues. Circuit breaker electrical, forced air furnace, hot water tank. Additional shed on the property. One of the most affordably priced single-family homes currently active in 14220, with substantial upside versus renovated comps in the immediate area. Great canvas for a flip, BRRRR, or owner-occupant sweat-equity project, with utilities already in place and no cold-weather delays to start exterior work. Open house is scheduled for Sunday, 9/6/2026 from 1:00pm-3:00pm. Offers due 9/10 by 5:00 PM.

48 Sirret Street, Buffalo
$325,500
4 Beds ⋅ 2 Baths ⋅ B1711071 MLS
Welcome to 25 Cotton Street! This beautifully maintained 2-family home offers two 2-bedroom, 1-bath units and is in pristine condition, making it an excellent opportunity for both owner-occupants and investors. A spacious front patio and breezeway provide a warm welcome to this charming property. Inside, you'll find numerous updates, including newer flooring, countertops, and more. The first-floor unit features an inviting eat-in kitchen with a center island, a formal dining room, an oversized living room, and sliding glass doors leading to a private back deck—perfect for relaxing or entertaining. The second-floor unit offers an extra-large kitchen with a dining area, a spacious living room with beautiful hardwood floors, and an additional storage closet. The partially finished basement provides flexible bonus space and includes an additional full bathroom, offering endless possibilities for recreation, storage, or a home office. Additional highlights include an oversized two-car garage with walk-up overhead attic storage, ample off-street parking, and abundant storage throughout the property.

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

64 Henrietta Avenue, Buffalo
$385,000
4 Beds ⋅ 3 Baths ⋅ B1710269 MLS
PRICE REDUCED FOR QUICK SALE!! Welcome to 25 Jeffrey Drive, a warm and inviting home that welcomes you from the moment you step inside. A light-filled living and dining room creates an inviting space for entertaining and everyday gatherings, while the spacious eat-in kitchen is perfectly suited for both meal preparation and casual dining.  The expansive family room is sure to become a favorite gathering place, featuring a cozy gas fireplace and plenty of room to relax. Four comfortable bedrooms, each with hardwood flooring, add warmth and timeless appeal throughout the home  Step outside to enjoy the large newly painted deck overlooking the fenced in yard, creating a wonderful setting for outdoor dining, entertaining, or simply enjoying the seasons. Ideally located near shopping, major expressways, universities, hospitals, and an array of everyday conveniences, 25 Jeffrey  Drive offers the comfort and space you've been looking for in a truly convenient location. Showing start immediately!

25 Jeffrey Drive, Amherst
$108,000
5 Beds ⋅ 2 Baths ⋅ B1709206 MLS
Rare 5 bedroom, 2 full bath single family home in Buffalo, updated, move-in ready, and priced to move fast. Built in 1920, this 1,643 SF vinyl-sided two-story sits on a 30x106 lot with 3 bedrooms and both full baths on the first floor, plus first-floor laundry, a layout combination that's extremely rare in this price range. Two additional bedrooms are located upstairs. The kitchen has been updated, and the home has seen extensive recent upgrades including new flooring and plumbing work. Infrastructure is in great shape: a 1-year-old forced air furnace, 4-year-old hot water tank, and circuit breaker electrical. The home also includes a crawl space and partial basement, with gas, electric, and water service all on and fully functioning. Turnkey for owner-occupants or investors. Current month-to-month rent supports a Net Operating Income of $14,824.50/year, valuing the property between $98,830 and $123,537.50 via the income approach (15%–12% cap rate), well above list price. Comparable investor-grade sales in the area over the past 12 months ranged from $100K to $119K for 956–2,000 SF homes, none of which offered 5 bedrooms and 2 full baths.

89 Jones Street, Buffalo
$244,900
3 Beds ⋅ 2 Baths ⋅ B1711066 MLS
This move-in ready property showcases extensive upgrades throughout. The exterior features a new roof 2024) and siding with added insulation (2024), along with a refreshed garage including new siding and roof, an updated concrete driveway, and a brand-new porch and a patio perfect for outdoor enjoyment and entertaining. Inside, the home has been completely transformed with new flooring and fresh paint throughout. The kitchen has been fully updated with new cabinets, countertops, flooring, and brand-new refrigerator and stove. The bathroom has also been beautifully renovated with new ceramic tile, vanity, and flooring, offering a clean and modern finish. Major mechanical and structural updates provide peace of mind, including updated electrical wiring and circuit breaker panels, newer windows, and a new furnace and hot water tank (2024). The basement is partially finished with new flooring paint, adding additional usable space for recreation, storage, or a home office. Located in a convenient Tonawanda neighborhood, this home is close to shopping, restaurants, parks, and major roadways, making it ideal for both homeowners and investors. A true turnkey property just move in and enjoy. Seller reserves the right to set a date to review offers.

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

197 Parkdale Avenue, Buffalo
$750,000
3 Beds ⋅ 3 Baths ⋅ B1711009 MLS
This is an Exciting property and New on the Market. If you are looking for all the Bells & Whistles, you have found it! This is a multi-dimensional property that offers many opportunities for your life. This 3 bedroom, 3 full bath 2007 Bardon Home is situated perfectly on 5 acres surrounded by pristine farmland and views of the Boston Hills. With an oversize 2 car garage, 18' diameter above ground heated pool, Balboa controlled Hot Tub, and covered Trex deck w/Flat Screen TV, you are in a private outdoor paradise. Flawless exterior stamped concrete sidewalks, blacktop driveway, epoxy coated concrete apron and epoxy garage floors shine. Detached Suburban Building is fully lined, insulated and heated with 12 foot overhead doors and measures 30'W x 62'L and has an attached enclosed fully lined and insulated 10'W x 32'L lean-too, with a matched roof pitch. Second macadam driveway provides access to rear overhead doors and main driveway in one continuous loop. Gather around the Kitchen Family Room Combination with vaulted ceiling to warm up after the swim next to the gas fireplace and enjoy an expansive space for entertaining. A cantilevered breakfast bar for those quick eat and go meals or just to keep the cook company. zA full first bathroom is a life saver. Upstairs the primary Bedroom Suite features a walk-in closet, full bath with tub and shower and study nook. Two other bedrooms have access to the 2nd floor third full bathroom. Still need more space for children - the full finished basement takes care of gaming and hobbies. Well maintained mechanics including Central Air, on-demand Hot Water, 150 amp electric service and an Elite Up-to Date Stellar Water Purification system. Level 5 acres with manicured tree line allows plenty of space for all outdoor playing, ATV, and farm animals. The creative low maintenance landscaping, plenty of parking and detached 12'x16' garden shed round out the property. This centrally located property is less than 15 minutes and a short direct route to Lake Erie, Hamburg, I90 Thruway and the Interstate 219. Bring the Family and the Toys-your life in the country starts now!

3715 School Street, North Collins
$19,900
2 Beds ⋅ 2 Baths ⋅ B1710990 MLS
Welcome to Waterfalls Village in Hamburg, NY, at 3450 Howard Road, Unit #41. This charming 1976 single-wide mobile home offers 924 square feet of affordable living in a well-established community close to restaurants, shopping, and thruway access. The home has received many updates over the years, including vinyl siding, a newer roof completed approximately two years ago, an updated bathroom and kitchen, newer luxury vinyl flooring, and fresh paint. With some additional care, this solid home offers excellent potential and value. The property is being sold in AS-IS condition as a cash-only sale. Easy to show, and the seller is seeking a quick sale.

3450 Howard Road Unit 41, Hamburg
$724,999
3 Beds ⋅ 2 Baths ⋅ B1710977 MLS
Welcome to 160 Dorchester Rd, a beautifully preserved 1917 gem set on one of Buffalo's most picturesque, tree lined streets, the kind that rarely comes up for sale. This 3 bedroom, 1.5 bath home blends timeless architectural character with real, recent updates, giving buyers the best of both worlds. Step inside to gleaming hardwood floors throughout and a stunning commercial size Viking kitchen stove, room for a kitchen island if desired, bathed in afternoon sun, already with generous counter and prep space for everyday living or entertaining. French doors lead into a formal dining room with soaring coffered ceilings, and the inviting living room centers around a cozy fireplace, perfect for cooler nights ahead. The front porch is made for morning coffee or evening unwinding. Upstairs, the primary suite offers a designer accent wall, recessed lighting, and its own fireplace, while a freshly renovated tile full bath round out the second floor, along with two additional bedrooms. The third floor adds two bright bonus rooms with impressive ceiling height, ideal as a home office, den, or guest space, complete with built in storage and truly unique views, Richardson Towers to the north and city of Buffalo to the south. Major systems are already handled for you: a brand new tear off roof in 2022, an updated high efficiency boiler, recently replaced gutters, and generously sized electrical service. Outside, enjoy a private garage, driveway, and a composite patio perfect for entertaining with grass area for outside games. With over 2,600 square feet of thoughtfully maintained space on one of the neighborhood's most sought after streets, this is a rare opportunity in today's market. Showings begin Thursday. Open house Saturday September 12th from 11AM-1PM. Square footage increase from tax records captures 3rd floor finished space with 2 rooms for office/den etc. as measured by Agent.

160 Dorchester Road, Buffalo
$279,900
3 Beds ⋅ 2 Baths ⋅ B1710972 MLS
If you're looking for a truly well-cared for home with interior and exterior appeal, this is it. The minute you drive up, you can picture yourself living here - from the attractive curb appeal to the landscaped yard, it's a standout in an already attractive neighborhood. On the main floor are 3 bedrooms and one full bath, a nice size eat-in kitchen where you can access the rear deck, and a comfortable living room. Downstairs is mostly finished with a second gathering area complete with a beautiful bar set up and another full bath. There's also a laundry area, workshop area, and an exit to the backyard for convenience. Noteworthy features are abundant! Roof and gutters 8 years, bathfitter shower 1 year, newer fridge and gas stove included, water backup sump pump, HWT 1 year, and A/C 2019. In addition, last week professional electricians replaced the breaker box with a 150 amp model, new incoming power line to a new meter and service panel, and a new hardwired smoke/CO2 detector downstairs and and new smoke detectors upstairs! Showings start Wednesday 9-2-26 at 9 am by appointment only, and offers are due Wednesday 9-16-26 at 11 am.

3431 Bethford Drive, Hamburg
$200,000
3 Beds ⋅ 1 Baths ⋅ B1710551 MLS
Welcome home to your move in ready 3br, 1.5 garage completely renovated 2 story w/bonus finished basement adding approx. 300 ft of living space w/Cheektowaga schools! Updates include: tear off arch roof, mostly all windows, hi eff furnace, hot water tank, electric service, some plumbing, fresh paint and flooring throughout all 3 floors, new carpet on 2nd floor w/primary huge br w/additional office space, first floor has updated full bath new shower surround, bright living room, two first floor bedrooms means home can live like a Ranch, eat-in kitchen with new cabinets and countertops with man door out to partially fenced yard, bonus dry poured finished basement with glass block windows for security. Garage is only 12 years young, front porch has vinyl railings & maintenance free vinyl make this home a wonderful choice!

167 Garland Avenue, Cheektowaga
$750,000
5 Beds ⋅ 4 Baths ⋅ B1710926 MLS
Hard-to-find contemporary luxury on 5.3 sprawling acres in Lancaster! Built in 2017 by CMK Builders, this stunning home skips the new-construction wait. Features include a 2 story foyer, family and dining rooms, and a beautiful eat-in kitchen with a breakfast room looking out to a private backyard oasis. The first floor boasts a custom mudroom, walk-in pantry, and large laundry room. The breakfast room, mudroom, 1/2 bath were professionally designed with custom molding by 716 Design Co. New light fixtures throughout and 100% painted within the last 3 years. The upstairs has 4 spacious bedrooms, including a master suite and large 2025 California Closet. All four bathrooms were updated. The finished basement with egress adds a large 5th bedroom, family room, rec area and full bath. Enjoy pristine mechanicals and endless outdoor recreation—from trail riding to morning coffee or sunsets on the quiet back patio.

363 Westwood Road, Lancaster
$389,000
3 Beds ⋅ 2 Baths ⋅ B1710936 MLS
Welcome to this beautifully updated Elma ranch offering turnkey comfort, modern finishes, and an exceptional park-like backyard. The home features a stunning kitchen with rich cherry cabinetry, granite island with prep sink, oven with microwave, Maytag refrigerator, tiled backsplash, wine storage, pendant lighting AND a heated floor for those "special" WNY days—an impressive culinary hub that shows even better in person. The living spaces are warm and inviting, highlighted by hardwood floors, abundant natural light, and a seamless flow from the front entry to the main living room. The family room stands out with its stone fireplace, working wood-burning stove, and large French Doors overlooking the expansive yard—perfect for cozy nights and Bills games! The primary bathroom is updated and features a Jacuzzi tub with shower, modern vanity, and contemporary tilework. Bedrooms are clean, bright, and versatile; the third bedroom is currently used as a dining room but can easily convert back. The newly waterproofed basement offers a large partially finished area with laminate flooring, a gym space (equipment negotiable), an updated half-bath, and a sump pump. Mechanical updates include a 1-year-old Lennox furnace and a 5-year-old hot water tank. Outside in the backyard, enjoy a large composite deck, shaded seating area, fire pit, and a truly massive yard with mature trees, a storage shed, and room for expansion or recreation. Additional highlights include all-new windows, new gutters, and a 2-car garage and a 2024 new roof! The is also a security system for added piece of mind. A well-cared-for home with meaningful updates, flexible spaces, and exceptional outdoor living. All services, shopping and highways nearby. 15 minutes to Downtown Bufalo by car—an outstanding opportunity to own in beautiful Elma.

1180 Bowen Road, Elma
$150,000
5 Beds ⋅ 2 Baths ⋅ B1710680 MLS
Welcome to 309 French Street, an exciting opportunity in the City of Buffalo! This property offers plenty of potential for an owner-occupant, investor, or buyer looking to add value through improvements. Conveniently located near neighborhood amenities, shopping, public transportation, schools, and major routes, the property provides easy access throughout the city. Whether you're looking to make it your own, expand your investment portfolio, or take advantage of Buffalo's continued revitalization, 309 French Street is ready for its next chapter. Bring your vision and explore the possibilities this property has to offer!

309 French Street, Buffalo
$244,000
6 Beds ⋅ 2 Baths ⋅ B1710637 MLS
Welcome to 162 14th St, Buffalo, NY 14213—a spacious two-family property presenting an excellent opportunity for investors or owner-occupants. The first-floor unit features 3 bedrooms, 1 full bathroom, a large kitchen, and generously sized living and dining rooms. The second-floor unit includes a spacious bedroom, large full bathroom, oversized kitchen, and huge living and dining areas. Both units feature abundant closet space throughout. The property also includes a full attic and full basement, providing substantial additional storage space. Located in Buffalo’s sought-after West Side, this property is conveniently close to Downtown Buffalo, restaurants, shopping, entertainment, schools, and major amenities.

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

252 15th Street, Buffalo
$279,900
3 Beds ⋅ 2 Baths ⋅ B1710704 MLS
Welcome to 4209 Polly Lane! This charming raised ranch is ready to welcome its next owner. Ideally located near Frontier High School, major shopping, Route 5, Route 20, Thruway access, and countless everyday conveniences, this home offers both comfort and convenience. The main level features two bedrooms, an updated full bathroom, a bright eat-in kitchen, and a three-season room that overlooks the backyard. Step outside to a spacious tiered deck with direct access to the above ground pool, all within a fully fenced yard that's perfect for entertaining, relaxing, or enjoying summer with family and friends. The lower level offers incredible flexibility with a finished space that can serve as a third bedroom, recreation room, home office, gym, or playroom. You'll also find a convenient half bath and laundry/utility area. Just beyond the lower level is a roughed-in bonus space ready for your vision. Whether you dream of a home bar, additional entertaining area, workshop, storage space, or expanded living area, the opportunity is there to customize it to fit your needs. With so much potential inside and out this home won't last long! Open House Thursday, September 3, 5-7pm.

4209 Polly Lane, Hamburg
$595,000
3 Beds ⋅ 2 Baths ⋅ B1707982 MLS
Enjoy the 33 wooded acres with private lake. The Grounds offer privacy and seclusion with a 3 bedroom, 1.5-bath home in South Wales featuring a shaded blacktop driveway and beautiful Gardens and Blooming annual flowers. There is a large pond located on the property that provides a wonderful place for fishing, swimming and other recreational activities. Property has timber Value included in Sale.

6667 Hunters Creek Road, Wales
$220,000
3 Beds ⋅ 1 Baths ⋅ B1710309 MLS
Welcome to 65 Gardenvale Dr. Enter through the front door onto this charming home in Cheektowaga! It is conveniently located right off NY-33, offering a quick and easy acess to all that Buffalo and surrounding areas have to offer. This house has it all. A corner lot with a well-maintained yard and fenced-in private garden including an apple, a peach and a mulberry tree. With just over 1,700 square feet, this home features a fully updated full bathroom, three bedrooms and eat-in kitchen. The first floor also has a family room featuring a stone-faced gas fireplace, but it is currently being used as a master bedroom and could be easily converted back. Offers will be reviewed as they are received, but the seller reserves the right to set a deadline if activity warrants. Open House is schedule for Wednesday, 9/2 5:00 - 8:00pm.

65 Gardenvale Drive, Cheektowaga