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$224,900
8 Beds ⋅ 4 Baths ⋅ B1675180 MLS
Great opportunity to buy a clean, cash flowing asset. Start or add to your portfolio with this amazing property. 4 apartments with a consistent history of tenancy and payments. 2/1 layouts with off street parking. Walkable neighborhood close to Cattaraugus Creek and Zoar Valley. Residents in the Village of Gowanda enjoy a tight knit small-town lifestyle.

113 Torrance Place, Persia
$95,000
3 Beds ⋅ 1 Baths ⋅ R1673245 MLS
This spacious two-story single-family home offers flexibility and opportunity for a variety of buyers. Currently tenant-occupied, the property may appeal to those looking for an investment or future use, with options to continue the existing arrangement or explore other possibilities. Inside, you’ll find generously sized rooms throughout, creating a comfortable and functional layout across both levels. The home features three bedrooms with the potential for a fourth, along with two full bathrooms to accommodate everyday living. The outdoor space is minimal, offering a low-maintenance option for those who prefer to spend less time on upkeep and more time enjoying their surroundings. With its versatile layout and practical features, this property presents a unique opportunity to make it your own.

202 E Pine Street, Olean
$45,000
4 Beds ⋅ 2 Baths ⋅ R1673230 MLS
Opportunity awaits in the heart of Olean! This two-unit property is a solid option for those looking to add to their portfolio or start building rental income. Featuring separate gas, electric, and water utilities, the setup allows for added convenience and flexibility. Just a short distance to a spacious community park featuring tennis courts, a dog park, and plenty of open recreational space. The property is priced to reflect the work needed, offering the chance to improve and maximize its potential. With the right updates, this could become a strong income-producing asset. Conveniently located near local amenities, shopping, and dining, this property combines location, value, and opportunity—an ideal project for those ready to make it their own.

207 N 5th Street, Olean
$59,000
4 Beds ⋅ 2 Baths ⋅ R1673225 MLS
Opportunity awaits in the heart of Olean! This two-unit property is a solid option for those looking to add to their portfolio or start building rental income. Featuring separate gas, electric, and water utilities, the setup allows for added convenience and flexibility. This property offers a closed in backyard with parking options. The property is priced to reflect the work needed, offering the chance to improve and maximize its potential. With the right updates, this could become a strong income-producing asset. Conveniently located near local amenities, shopping, and dining, this property combines location, value, and opportunity—an ideal project for those ready to make it their own.

1313 Reed Street, Olean
$39,000
6 Beds ⋅ 3 Baths ⋅ R1673216 MLS
Opportunity awaits in the heart of Olean! This three-unit property is a solid option for those looking to add to their portfolio or start building rental income. Featuring separate gas, electric, and water utilities, the setup allows for added convenience and flexibility. This property features a large fenced in backyard. The property is priced to reflect the work needed, offering the chance to improve and maximize its potential. With the right updates, this could become a strong income-producing asset. Conveniently located near local amenities, shopping, and dining, this property combines location, value, and opportunity—an ideal project for those ready to make it their own.

708 W Green Street, Olean
$35,000
5 Beds ⋅ 2 Baths ⋅ R1673237 MLS
Opportunity awaits in the heart of Olean! This two-unit property is a solid option for those looking to add to their portfolio or start building rental income. Featuring separate gas, electric, and water utilities, the setup allows for added convenience and flexibility. Positioned just off the parking area of Jamestown Community College, this location adds to the property’s overall accessibility and visibility. The property is priced to reflect the work needed, offering the chance to improve and maximize its potential. With the right updates, this could become a strong income-producing asset. Conveniently located near local amenities, shopping, and dining, this property combines location, value, and opportunity—an ideal project for those ready to make it their own.

305 Tompkins Street, Olean
$850,000
R1673942 MLS
Attention investors!!!!! This is the kind of opportunity that doesn’t come around often. This impressive portfolio features 10 buildings with a total of 29 residential units, offering a strong and consistent income stream with potential gross rents approaching $300,000 annually. The unit mix provides built-in stability and flexibility, with a combination of 6-month leases, long-term tenants, and month-to-month occupants, allowing a new owner to optimize rents over time while maintaining immediate cash flow. A comprehensive package of rental riders and documentation is available, making due diligence seamless. The portfolio boasts a low turnover rate, reflecting tenant satisfaction and steady occupancy, while the properties have been well-maintained overall, with select units offering value-add potential through minor updates—an ideal scenario for increasing rents and maximizing return on investment. Conveniently located within the city, these properties are all in close proximity to employment opportunities, schools, churches, and shopping, making them highly desirable to tenants and easy to manage. Whether you’re looking to expand your existing portfolio or step into a high-performing investment, this is your chance to take control, build equity, and truly be your own boss with a scalable, income-producing asset. Rental Riders available for qualified buyers. Addresses include: 326 Tompkins St (6 unit) 112 N. 3rd (2 Unit), 230 N. 8th (4 unit), 537 Queen 2 unit), 1315-1317 Reed (3 unit), 308 S (2 unit), 661 S. Union (2 Unit), 1312 Walnut (2 unit), 602 Washington (2 unit), 710 W Sullivan (4 unit)

326 Tompkins Street, Olean
$89,900
3 Beds ⋅ 1 Baths ⋅ R1661266 MLS
OLEAN. NICE LOCATION. 2 STORY, 3 BEDROOM. DECK, STORAGE SHED.

308 N Clark Street, Olean
$519,900
4 Beds ⋅ 3 Baths ⋅ R1673813 MLS
**FULLY FURNISHED** Welcome to 5544 Sugartown Rd, your fully updated and turn-key retreat in the heart of Great Valley. Currently used as a successful short term rental, this fully updated 4-bedroom, 3 full bath home has been thoughtfully renovated throughout, combining comfort, style, and functionality-easily accommodating an astonishing 16 guests. Recent improvements just this past year include a new well tank, new water softener system, new hot water tank, and a 4-stage filtration system for well water-providing peace of mind for years to come. The home also features newly renovated bathrooms and a brand-new hot tub, creating the ideal space to relax after a day outdoors or to boost income potential for short term stays. Extensive upgrades and improvements have been made throughout this home over the years, too many to fully capture in one description. With all of the hand-crafted furnishings and necessities included, this property is truly move-in ready or primed for immediate short-term rental use. Located just minutes from Ellicottville’s ski country, Holiday Valley, and year-round attractions including shopping and dining, it’s perfectly positioned for both personal enjoyment and income potential. Whether you’re looking for a weekend getaway or a cash-cow investment property, this is the perfect option.

5544 Sugartown Road, Great Valley
$114,997
4 Beds ⋅ 2 Baths ⋅ B1673543 MLS
Welcome to 119 Chestnut Street in the Village of Gowanda, an income producing property offering strong updates and great investment potential. Both the upper and lower apartments have been recently refreshed with new paint, updated flooring, and fully remodeled bathrooms. The lower unit features all new windows installed in 2025, a recently serviced and flushed hot water tank, and a back porch finished with low maintenance Trex decking, adding great tenant appeal. The upper apartment also includes a newer hot water tank. Major mechanical and exterior improvements provide peace of mind, including a newer metal roof (installed prior to current ownership), a brand-new gutter system in 2025 (approximately $12,000 investment), and updated glass block windows in the basement. Whether you're looking to expand your portfolio or owner occupy while generating rental income, this property offers a strong combination of updates, functionality, and long-term value.

119 Chestnut Street, Persia
$69,900
7 Beds ⋅ 3 Baths ⋅ B1673151 MLS
How many people have dreamed of living in the Dowd House Mansion?!?! Step into the charm and grandeur of this historic Greek Revival home, circa 1880s, offering three stories of incredible character and rich local lore! Previously known as the Dowd Mansion, according to the Salamanca Historical Society, Judge Dowd hosted several political notables including President Franklin D. Roosevelt and his wife Eleanor! The Roosevelt's actually slept at the Dowd House! In 1886, it became the first house in Salamanca, NY to have a bathtub! This one-of-a-kind property is filled with timeless appeal and remarkable potential. While it is in need of restoration and cosmetic updating, the home appears to retain solid bones, and major improvements have already begun, including updated plumbing and a renovated third floor efficiency apartment. Whether you dream of restoring it to its original elegance, creating a stunning private residence, or transforming it into a charming bed and breakfast, this is a rare opportunity for a buyer with vision, passion, and appreciation for historic homes! Priced to sell, this diamond in the rough is ready for its next chapter! *Photos are from when home was previously listed*.

44 S Main Street, Salamanca
$267,000
3 Beds ⋅ 1 Baths ⋅ R1666919 MLS
This beautiful ranch-style home is move-in ready and offers easy, comfortable living with a spacious .63 acre lot and an attached car garage. The home has been well-maintained and provides a great space for living on one level with three bedrooms, a cozy living room with gas fireplace, and a functional kitchen plus dining area. Downstairs, the large basement presents a wonderful opportunity to expand your living space and can be transformed into a finished basement. Several updates have been completed throughout the home including a new HVAC system for both furnace and central air conditioning. Situated on a great lot with new sliding glass doors that lead to a covered patio area with skylights, this property provides plenty of outdoor space for relaxing and entertaining. The attached 2.5 car garage offers ample room for vehicles, storage, or a workshop area. If that isn't quite enough storage space, there is also a 16'x12' shed for lawn and garden equipment. A solid property with great bones and thoughtful updates--this home is ready for you! OPEN HOUSE - WEDNESDAY, JULY 8th FROM 5 PM TO 7 PM!

17 Plymouth Avenue, Franklinville
$299,900
8 Beds ⋅ 4 Baths ⋅ B1672982 MLS
This fully occupied four unity property offers a solid investment opportunity with immediate rental income. All units are currently rented, providing consistent cash flow from day one. The property features two separate large parking areas for tenants and guest. Whether you're expanding your portfolio or getting started in multifamily investing, this property delivers with room for future improvements and upside potential.

1115 Olean Portville Road, Portville
$599,900
3 Beds ⋅ 2 Baths ⋅ R1672874 MLS
Experience country living with comfort, privacy, and wide-open views on this beautifully maintained property. Set along a year-round maintained road, this home offers scenic views stretching east toward the hillside, creating a peaceful backdrop with classic farm-country appeal. With approximately 2,500 sq ft of living space, this spacious home features 3 bedrooms and 2 full baths, designed for both comfort and functionality. Inside, enjoy radiant heated tile floors, large rooms, and an inviting eat-in kitchen with a vaulted ceiling that fills the space with natural light. The living room and foyer combination adds convenience, while recessed lighting and natural gas service enhance everyday ease. A bonus rear-entry mud room provides additional practicality for country living. The private 18 x 23 primary bedroom includes a generous 10 x 13 walk-in closet and an en-suite bath with a striking 12’ vaulted ceiling. Built with efficiency in mind, the home includes 8” exterior walls with R-34 insulation and R-38 insulated ceilings, helping maintain ideal temperatures year-round. A stone driveway leads to the attached garage, and the backyard offers a partially covered patio perfect for relaxing or entertaining. The property is supported by well and septic, with electric and natural gas already connected. Some household contents are included, along with a tractor, Jeep, and mower—available to support land care or hobby farming. Outdoors, the land offers potential rental income from the field and possible timber value. Wildlife is abundant, with deer and turkey frequently observed, providing excellent hunting opportunities. This property blends comfort, practicality, and rural charm into one complete package, ready for its next owner to enjoy. ADDITIONAL INFORMATION: Buyers agent must be present for showings. Attached garage, Covered porches, Patio, Maintained road, Well, Septic, Natural gas, Radiant heat, GMO’s Convey, Tillable income potential, Deer & Turkey hunting, 2 miles from Salamanca, 4.6 miles to Little Valley, 8.3 miles to Ellicottville

4444 Route 353, Salamanca
$255,000
1 Beds ⋅ 2 Baths ⋅ B1672662 MLS
Welcome to 25 Wildflower—a rare end-unit townhouse where convenience meets charm. Step inside from the ground-floor entry to find a thoughtfully designed retreat that’s move-in ready. The first floor offers a light-filled living and dining space anchored by a cozy gas fireplace and framed by views of the Holiday Valley slopes. The galley kitchen makes entertaining easy, while a cleverly placed Murphy bed provides extra sleeping options without sacrificing style. A full bath completes the main level.

25 Wildflower, Ellicottville
$154,900
4 Beds ⋅ 2 Baths ⋅ R1672490 MLS
Offering 4 bedrooms, 2 full bathrooms, and a flexible layout with first-floor living options, this Hinsdale, NY home provides both space and versatility. The heart of the home features a large kitchen complete with a cozy dining nook and a wood stove—perfect for gathering and staying warm during those Western New York winters. Just off the kitchen, you’ll find a generous living room highlighted by beautiful hardwood floors and plenty of natural light, creating a warm and welcoming atmosphere. Upstairs, you’ll find three additional bedrooms along with a second full bathroom, providing ample space for family, guests, or a home office setup. Step outside to enjoy the back deck, ideal for relaxing or entertaining, all while overlooking a spacious half-acre lot that offers room to roam, garden, or play. A 2-car detached garage provides great storage and convenience, along with additional parking space. With its combination of charm, space, and functionality, this home is a great opportunity to enjoy quiet living while still being just a short drive to Olean and surrounding amenities.

4158 Route 16, Hinsdale
$289,900
R1672216 MLS
Located in the Town of Allegany, this 10,000 square foot commercial building presents an exceptional opportunity for redevelopment in a prime location. The building has undergone a complete gutting, offering a blank canvas for a variety of potential uses. With its expansive interior space, high ceilings, and strategic layout, the possibilities for customization are endless. This prime commercial space is ideally situated within close proximity to major highways, public transportation, and popular amenities, making it easily accessible to a wide audience. Whether you're an entrepreneur looking to establish a new business venture or an investor seeking a lucrative opportunity, this gutted commercial building offers the perfect foundation for success. Seize the opportunity to bring your vision to life in this dynamic and vibrant location. This parcel is being split with rear building. Taxes and assessment are estimated and will be adjusted at closing.

3153 W State Street, Allegany
$229,899
4 Beds ⋅ 1 Baths ⋅ B1671755 MLS
Welcome to your own slice of country living in beautiful Great Valley. This charming 4-bedroom, 1-bath home sits on just over 3 scenic acres, offering space, privacy, and endless potential. Included in the sale is an additional 1.17-acre parcel, bringing even more opportunity to expand or enjoy the surrounding landscape. This additional parcel is on the same tax roll (SBL #64.004-1-11, Map #044400). Enjoy warm summer days in the above-ground pool, relax on the spacious property surrounded by nature, or make use of the detached two-car garage for parking, storage, or hobbies. Inside, you will find a warm and inviting layout with abundant natural light and plenty of potential to make it your own. Recent updates include solar panels for energy savings, along with a new electrical box and service for added peace of mind. Perfectly located just minutes from Ellicottville and the heart of ski country, this home is ideal for year-round recreation, whether you enjoy skiing, hiking, or simply taking in the peaceful surroundings. Experience the best of rural charm with convenient access to all the area’s outdoor attractions and amenities.

4887 Porter Hollow Road, Great Valley
$164,000
B1671865 MLS
Beautiful location to build your chalet or home. The seller has includd his plans if a buyer would want to use them. They are already aproved by the town. Crushed concrete driveway goes to the top of the land for that perfect place to build. Views down to the ski slopes and into the village. Just a 5 minute drive from the village of Ellicottville. The driveway is good and that cost alone was over $55,000. Site plan and building plans are available.

6048 Nys Rte 242 E, Ellicottville
$89,900
B1671671 MLS
Beautiful 6+ acre wooded lot only minutes from the Village of Ellicottville. Property is accessed by driveway at 6781 Maples Rd Ellicottville NY with an approved easement. 175 ft easement continues from the 6781 Maples Rd driveway to the main property which is identified on the attached survey.   This property provides a wonderful opportunity to build your dream home on a scenic, secluded lot with skiing, golf, shopping and restaurants just minutes away.

Maples Road, Ellicottville
$129,000
2 Beds ⋅ 2 Baths ⋅ B1671704 MLS
Ground floor/walk out two bedroom deluxe suite. This is a type "H" layout and offers a breakfast bar and larger dining room table/living room combo. Ownership gives you 10-11 rotating weeks a year, or about 1 week per month. Additional time is available on a Space Available basis. Ownership amenities include year 'round access to the heated pool, hot tubs, sauna, fitness room, valet parking, underground parking while lodging overnight, private owner locker rooms and private owner's lounge. Discounts are available on daily lift tickets as well as golf.

6447 Holiday Valley Road Unit 101/103-2, Ellicottville
$45,000
4 Beds ⋅ 1 Baths ⋅ B1671267 MLS
Set in the heart of Cattaraugus County and just minutes from Lime Lake, this property offers over 2 acres of land & the perfect blend of recreation, and upstate charm. Enjoy close proximity to boating, fishing, swimming, and year-round outdoor activities, with easy access to nearby hiking, snowmobiling, and hunting areas that make this region so desirable. A standout feature of the property is the oversized garage and dedicated workshop, ideal for contractors, hobbyists, mechanics, or anyone needing serious space for equipment, storage, or creative projects. Whether you’re running a small business, restoring vehicles, or simply want room to spread out, this setup delivers flexibility rarely found at this price point. Conveniently located along Route 16, the property provides easy access to surrounding towns while maintaining a private, rural feel. Perfect as a full-time residence, weekend retreat, or recreational base camp near Lime Lake and other local attractions. A unique opportunity for buyers seeking space, usability, and proximity to Western New York’s outdoor lifestyle. Rehab is needed being sold AS IS and financing will be limited.

10078 Route 16, Machias
$95,000
4 Beds ⋅ 1 Baths ⋅ R1671244 MLS
Timeless charm meets thoughtful modern updates in this well-maintained 4 bedroom old-style home! Blending classic character with today’s conveniences, this property offers a warm and inviting feel throughout. The spacious kitchen features a center island, abundant cabinetry, and easy access to a conveniently located bath—perfect for everyday living and entertaining. Hardwood floors through most of the home. Beautiful natural woodwork though out. Upstairs, you’ll find comfortably sized bedrooms plus a versatile bonus room ideal for a walk-in closet, home office, playroom, or hobby space. Storage is no issue here, with plenty of room to keep everything organized. Situated on a corner lot, the property includes a 1-car garage and is ideally located close to local amenities, shopping, and dining. A great opportunity to enjoy the character of a classic home with the benefits of modern updates!

1216 Washington Street, Olean
$69,900
2 Beds ⋅ 2 Baths ⋅ R1671056 MLS
This charming South Olean home offers 2–3 bedrooms and 1.5 bathrooms, providing flexible living space to suit your needs. The first floor features a convenient laundry area, along with a spacious family room complete with a cozy wood-burning fireplace. Enjoy gatherings in the formal dining room and the bright double living room, offering plenty of space for relaxation or entertaining. Outside, a shared driveway leads to a large backyard with ample room for additional parking, outdoor activities, and entertaining guests. There is an additional lot that is included with this yard.

309 Irving Street, Olean
$84,900
4 Beds ⋅ 2 Baths ⋅ R1671031 MLS
This well-maintained two-story home offers three bedrooms and one and a half bathrooms, making it a great option for both homeowners and investors alike. Enjoy relaxing evenings on the open front porch or unwind in the privacy of the backyard. With its solid condition and inviting layout, this property is ready to be your next home or a smart addition to your investment portfolio.

308 Irving Street, Olean
$9,900
R1671060 MLS
This 0.73-acre parcel is located in a quiet residential area and features a mostly wooded landscape, offering natural privacy and a peaceful setting. A great opportunity for a variety of potential uses, this property provides a blank canvas for your ideas. Whether you're looking for land to hold, explore, or shape into something of your own, this lot offers flexibility and potential in a desirable location. Take a look and see how this property could fit your plans!

1815 W Fall Road, Olean
$270,000
B1670659 MLS
90 acres of land...just 10 minutes to Ellicottville. Beautiful scenery abounds! There's a nice building spot where you can build your dream chalet or getaway cabin. A stream runs through the ravine and the wildlife is plenty! There are managed trails throughout the property. Plenty of privacy yet oh so close to the ski slopes at HoliMont and Holiday Valley, and the shops/restaurants in Ellicottville. This approximate 90 acre parcel is being severed from a larger parcel which has a tax ID of 56.004-1-1.4. Taxes to be determined upon new parcel.

Haines Hollow Road, Great Valley
$49,900
S1670756 MLS
Excellent hunting and recreational land with a building lot consisting of 10.8 acres located in Gowanda NY, Cattaraugus County. The land is a mixture of hardwoods and pines with a nice open building lot area right off the road.  The open building lot area is approximately half an acre in size with plenty of room to build a nice cabin, home or even park a camper if desired.  The terrain is level at the front of the property with a slope down to the middle of the property.  The parcel has 755 feet of road frontage with electric at the road.  Whitetail deer sign throughout for great hunting.  The Point Peter Brook runs through the property from south to north and runs directly into the Cattaraugus Creek just up the road.  The property is only a couple miles away from Zoar Valley which has 2,978 acres of public land where you can hunt, fish and hike miles of trails.  This is a great property for the outdoor enthusiast.  Annual taxes are $1,139.21.  All rights convey. This property is located approximately 6 minutes from downtown Gowanda NY, 26 minutes from Springville NY, 30 minutes from Ellicottville NY, 35 minutes from Dunkirk NY, 48 minutes from Dunkirk NY, and 50 minutes from Buffalo NY.

Broadway Road, Persia
$24,900
B1670614 MLS
Discover the perfect blend of privacy and convenience with this exceptional 3.65-acre parcel nestled on a quiet, low-traffic street just minutes from downtown. Whether you're looking to build your dream single-family home or develop a multi-unit investment property, this versatile lot offers endless potential.With all utilities available at the road, the groundwork is already in place to bring your vision to life. Enjoy the peace and space of a rural setting while staying close to shopping, dining, and everyday amenities. Opportunities like this are rare—spacious, build-ready land in a desirable location with flexible use options.

1005 Billington, Olean
$650,000
4 Beds ⋅ 4 Baths ⋅ B1669997 MLS
Set on over 5 private acres just outside the Village of Ellicottville, this 4-bedroom, 4-bath chalet delivers the balance buyers are looking for—privacy when you want it, and immediate access to everything that makes this area one of Western New York’s premier four-season destinations. Inside, the home is anchored by a dramatic great room with soaring vaulted wood ceilings and a floor-to-ceiling stone fireplace, creating a true lodge feel that opens seamlessly into the kitchen and dining area—ideal for entertaining after a day on the slopes or hosting a full house for the weekend. The main-level primary suite offers convenience and comfort, while additional bedrooms and flexible living space upstairs and in the finished lower level provide room for guests or rental potential. The lower level adds a second gathering space with room for games and relaxation, making this home as functional as it is inviting. Step outside and the setting takes over—an expansive deck overlooks rolling acreage and a private stocked pond, offering year-round enjoyment from summer evenings by the water to crisp fall mornings and winter snow-covered views. Located just minutes to both Holiday Valley and HoliMont, along with Ellicottville’s shops, restaurants, festivals, and nightlife, you are never far from skiing, golf, mountain biking, hiking, and all the energy the village brings in every season. Whether it’s a primary residence, weekend retreat, or investment property, this home checks every box with space, setting, and location—delivering the full Ellicottville lifestyle in one complete package.

6357 Dublin Hills Rd., Mansfield