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$984,500
5 Beds ⋅ 5 Baths ⋅ B1699561 MLS
A stunning 5-bedroom home with spectacular design and décor, nestled in the highly sought-after Pomeroy Park neighborhood. This premier property is filled with special spaces to entertain in every season. An elegant foyer and sweeping staircase set the tone for the first floor, leading to formal living and dining areas and a handsome den with private access to the screened-in porch. The gorgeous kitchen is a chef’s delight, featuring custom cabinetry, beautiful counters, a coffee bar, stylish backsplash, breakfast bar, and top-of-the-line appliances. An inviting sitting area offers the perfect place to relax, unwind, or catch up with guests. A pretty powder room completes the main level. The second floor boasts all nicely sized bedrooms and three full baths, including the owner’s suite with a wonderful walk-in closet and a beautifully renovated bath. A convenient second-floor laundry adds ease to everyday living. A partially finished basement with a half bath provides even more sensational space for hosting family and friends. Outdoors, the breathtaking yard is truly a summer oasis with its in-ground pool, glorious gardens, fire pit, and a lovely patio ideal for al-fresco dining. Just minutes from universities, hospitals, and downtown. I'd like to Welcome you to your home! Recent updates include: AC units (2021), two furnaces (2024), water tank (2024), new electric (2022), and roof (2019).

34 Audley End, Amherst
$550,000
3 Beds ⋅ 3 Baths ⋅ B1699631 MLS
Nestled approximately 150 feet back from the road on a picturesque 7.4-acre lot, this custom-built home offers exceptional privacy, beautiful surroundings, and an impressive list of amenities. From the moment you arrive, the attractive curb appeal welcomes you into a stunning 2-story foyer. French doors lead to the first-floor office, featuring a bow window and luxury vinyl flooring. The formal dining room also offers a bow window, luxury vinyl flooring, and French doors opening to the spacious eat-in kitchen. Designed for both everyday living, the kitchen features ceramic tile flooring, recessed lighting, abundant cabinetry w/pull-out shelving, a wine rack, two pantries, a breakfast bar, and includes the stove, refrigerator, dishwasher and microwave. Sliding glass doors from the dining area open to a stamped concrete patio o/looking the fully fenced 16' x 32' heated in-ground pool, fire pit area and a 20' x 20' auxiliary garage, all backing to wooded grounds. The bright open family room showcases a vaulted ceiling w/skylights and gas fireplace. The 1st floor laundry room includes ceramic tile flooring, a utility sink, washer and dryer. Nine foot ceilings throughout the 1st floor enhance the home's spacious feel. Upstairs you'll find three generously sized bedrooms. The primary suite features a tray ceiling, walk-in closet and pocket door leading to the beautifully updated ensuite bath w/deep soaking tub, dual-sink quartz vanity, and separate tiled shower. The finished basement provides exceptional additional living space w/recreation room, game room complete with a pool table and ping pong table, an egress window and an Owens Corning finishing system backed by a lifetime warranty. Additional highlights include hardwired speakers in the family room, office, dining room, primary bedroom, primary bath, basement and patio, tankless hot water heater, security cameras and a finished attached two-car garage w/water service. Updates: Air conditioner, dishwasher, luxury vinyl flooring '26. Microwave, garage overhead door, garage door opener '25. Primary bedroom walk-in closet '24. Heated in-ground pool '17. Furnace '15. Roof, Skylights '14. Offers due 8/4/26 by 2 p.m.

2540 Whitehaven Road, Grand Island
$520,000
2 Beds ⋅ 2 Baths ⋅ B1701954 MLS
Imagine beginning each morning with the peaceful shimmer of the Niagara River just beyond your windows & ending each evening watching the sunset reflect across the water. This exceptional waterfront home offers what feels like a million-dollar view—at half the price. Designed for making the most of every season, the backyard invites you to relax, entertain, & enjoy life outdoors. A stamped concrete covered patio is the perfect place for morning coffee, summer barbecues, or simply unwinding while the river provides an ever-changing backdrop. A concrete driveway leads to the attached garage, while your private boat dock & boat lift make it easy to spend the day exploring the water. Step inside & you’ll immediately appreciate the warm, welcoming atmosphere. The nicely appointed kitchen comes complete w/ all appliances, making moving in effortless. The heart of the home is the impressive great room, where vaulted ceilings & a wood-burning stove create the inviting charm of a cozy riverside cabin. Just beyond, the heated sunroom offers panoramic river views all year long—a favorite place to read, gather with friends, or simply watch the boats drift by. The spacious backyard provides plenty of room for outdoor games, celebrations, gardening, or quiet afternoons surrounded by nature. This property offers the ideal setting. Adding even more versatility is a finished bonus area with a bathroom and laundry room, accessible through the garage. Previously used as a home office, this space offers endless possibilities for hobbies, creative pursuits, a studio, workspace, or comfortable accommodations for overnight visitors. Because it is accessed through the garage, it is not included in the home’s reported square footage. More than just a waterfront property, this is a place where every day feels like a getaway. Whether you’re boating from your own dock, relaxing on the patio, gathering around the warmth of the wood stove, or taking in breathtaking river views from the sunroom, this home delivers the lifestyle you’ve been dreaming about. Delayed showings until 8/1 at 11am. Delayed negotiations until 8/8 at 5pm.

8641 Rivershore Drive, Niagara Falls
$359,900
2 Beds ⋅ 2 Baths ⋅ B1699846 MLS
Position your business for success with this highly visible commercial property located on bustling Seneca Street in the heart of West Seneca. Situated on a generously sized lot with excellent road frontage and ample parking, it offers outstanding flexibility for a variety of retail, office, service, or mixed-use opportunities. Currently, it is a physician's office downstairs and a two-bedroom, one-bath apartment upstairs. The possibilities downstairs are endless with a large bright waiting room, reception area and 3 individual private rooms... Chiropractor, esthetician, massage, hair dresser? This building has been meticulously maintained, including newer electric, roof, siding, furnaces, and air conditioning. Conveniently located near major roadways, surrounding businesses, and residential neighborhoods, this property benefits from consistent traffic exposure and easy accessibility. Property is being sold with an additional lot which backs up to the beautiful West Seneca soccer fields. Whether you're an owner-occupant, investor, or entrepreneur looking to expand, 3723 Seneca Street presents an exceptional opportunity in one of Erie County's most established commercial corridors

3723 Seneca Street, West Seneca
$199,900
4 Beds ⋅ 3 Baths ⋅ B1702045 MLS
Seller will consider offers starting at $199,900. Welcome to 228 Highgate Ave in Buffalo’s University District, ideally located just minutes from UB South Campus, Main Street shopping and dining, and the Metro Rail for easy access to downtown. This home blends original charm with thoughtful updates. Features include gleaming wood moldings, baseboards and newer vinyl windows throughout. Oversized foyer with coat closet, spacious living room with wood-burning fireplace, mantel, and built-ins. Newly renovated 1st floor full bath. Formal dining room offers abundant natural light, eat-in kitchen provides ample cabinet space. Upstairs, you’ll find newly finished original hardwood floors, four generously sized bedrooms with closets, and an updated full bath with tiled surround. Finished walk-up attic adds flexible space ideal for a home office, playroom, or additional storage. Full basement with laundry hookups, newly installed back up sump, and full bath. Additional updates include electrical panel, newer washer and dryer, hot water tank, full house interior paint, first-floor flooring, and drywall. Exterior features include a large yard and a two-car garage.

228 Highgate Avenue, Buffalo
$799,000
7 Beds ⋅ 6 Baths ⋅ B1701284 MLS
Rare opportunity to own a distinguished 5-unit apartment building in the heart of Elmwood Village. Originally built as an elegant single-family home, this impressive 7,685 square foot property retains many of its original architectural details while offering excellent income potential. The striking exterior features a large solarium and porte-cochere. Inside, an intricate mosaic tile floor leads to a stunning two-story foyer with a grand staircase, ornate banister, and leaded glass bay window. The spacious first-floor 2-bedroom, 2-bath apartment features an updated eat-in kitchen, laundry hookups, hardwood floors, leaded glass windows, a formal dining room with coffered ceiling, and a living room with a decorative fireplace opening to the semi-circular solarium. The second floor includes a 2-bedroom, 2-bath apartment with updated kitchen and private porch, a 1-bedroom apartment with decorative fireplace and bay window, and a studio with kitchenette (that could easily be combined with the 1-bdrm unit). The sprawling third-floor apartment offers 2 bedrooms, 1 bath, eat-in kitchen, wood floors, and a living room with decorative fireplace and arched windows. Additional features and updates include a tear-off roof and gutters (2020), two newer Dunkirk boilers (2020), updated 200-amp electric service (2020), sump pump, plenty of storage, parking for 6+ cars, and beautifully manicured gardens. A rare blend of historic elegance, thoughtful updates, and a prime Elmwood Village location makes this a standout investment opportunity.

46 Norwood Avenue, Buffalo
$739,000
R1702038 MLS
Outstanding investment opportunity in the heart of Jamestown! This well-maintained commercial property is fully leased with four long-term tenants, providing immediate and reliable cash flow with a current monthly rental income of $8,561.17. Ideally situated on West 3rd Street, the property offers excellent accessibility and visibility in one of Jamestown's primary commercial corridors, just minutes from downtown businesses, restaurants, retail, and major attractions. The property features off-street parking, providing added convenience for both tenants and visitors. With a stable tenant base, consistent income, and a desirable location in an established business district, this is an excellent opportunity for investors seeking a turnkey, income-producing asset with long-term potential. Whether you're looking to expand your commercial portfolio or complete a 1031 exchange, this property offers dependable returns in a strong location.

501-507 W 3rd Street, Jamestown
$74,900
B1701863 MLS
Excellent opportunity to acquire Bengali Restura, a well-established and fully equipped authentic South Asian restaurant located at 687 Kenmore Ave, Buffalo, NY 14223. Business sale only. The sale includes the established business along with all existing restaurant equipment, making it a true turnkey opportunity for an owner-operator or investor. The dining area comfortably seats approximately 50 guests and can accommodate up to 65 people for private parties and special events. Included with the sale are 3½ freezers and 5½ refrigerators, along with the equipment needed to continue operations. Located on a high-traffic commercial corridor with excellent visibility and easy access, this established restaurant offers an outstanding opportunity for someone looking to own or expand an authentic South Asian dining business. Don't miss the chance to take over a fully operational restaurant with an existing customer base and significant growth potential. Inventory is excluded unless otherwise agreed upon. Please do not disturb employees or customers. Showings by appointment only.

687 Kenmore Avenue, Tonawanda
$104,900
3 Beds ⋅ 1 Baths ⋅ B1698294 MLS
This move-in-ready 3-bedroom, 1-bath home offers an inviting blend of modern updates, functional living space, and a spacious backyard. Step inside to an open-concept main level featuring a generously sized living room that flows seamlessly into the updated kitchen, complete with abundant cabinetry, a stylish tile backsplash, a center island with butcher block countertops, and plenty of room for entertaining. Upstairs, you'll find three comfortable bedrooms and a full bathroom, providing a practical layout for families, first-time buyers, or anyone looking for extra space. The basement offers ample storage along with laundry and mechanicals. Outside, enjoy a deep backyard with mature trees that provide shade and privacy—perfect for relaxing, gardening, entertaining, or creating your own outdoor retreat. The covered front porch adds to the home's curb appeal and offers a welcoming place to unwind. Conveniently located near schools, parks, shopping, restaurants, and just minutes from the attractions of Niagara Falls, this home is an excellent opportunity for an owner-occupant or investor alike.

464 20th Street, Niagara Falls
$45,000
4 Beds ⋅ 2 Baths ⋅ B1702040 MLS
Opportunity awaits at 1919 Niagara St in Niagara Falls. This two-story, two-family property features two separate units, each offering 2 bedrooms and access to its own front porch. The property is being sold in "as-is" condition. This is a project-ready opportunity with significant value-add potential for the right renovation plan. Conveniently located near local amenities and major roadways, this property is ready for transformation. Bring your vision and your contractor — 1919 Niagara St is ready for its next chapter.

1919 Niagara Street, Niagara Falls
$319,900
4 Beds ⋅ 2 Baths ⋅ B1702003 MLS
Welcome to 4493 Sunset Drive! Nestled on a large corner lot in a peaceful rural setting, this beautifully maintained 4-bedroom, 1.5-bath raised ranch offers the perfect combination of modern updates, functional living space, and room to grow. The upper level features a bright living room, three bedrooms, an updated full bathroom, and an eat-in kitchen with all appliances included. The lower level provides an expansive family room, a private primary bedroom with a fully renovated walk-in closet, and a convenient half bath, creating the ideal owner's retreat. This home has been extensively updated throughout. The kitchen features newer appliances (2020-2021), while the full bathroom was completely renovated in 2021 with new tile, vanity, toilet, and a stylish barn door. Beautiful Pergo flooring was installed throughout the home in 2021, along with a new Andersen front storm door. Additional major improvements include conversion to natural gas, a new furnace, central air conditioning, and hot water tank, all completed in 2021. The lower-level walk-in closet and half bath were renovated in 2022, and new black gutters were installed the same year. Washer and dryer (2021) are also included. Step outside to enjoy the spacious, newly fenced backyard featuring a stunning stone patio with a built-in bench and electric service, making it the perfect space for entertaining or relaxing. A large storage shed with electricity offers endless possibilities for hobbies or storage. Beyond the fenced yard is additional property, providing even more room to play, garden, or potentially build a future garage or workshop. With high-end finishes, thoughtful updates, and meticulous maintenance throughout, this move-in-ready home is one you won't want to miss! Showings begin immediately, seller will begin reviewing offers 8/3/26 at 5pm.

4493 Sunset Drive, Lockport Town
$149,900
2 Beds ⋅ 1 Baths ⋅ R1701788 MLS
Welcome to 4126 Holley Byron Road! This beautifully updated ranch sits on just under an acre, offering peaceful country living with modern updates throughout. The spacious driveway provides ample parking and leads to a 24' x 24' two-car garage featuring a convenient third overhead door. Inside, you'll find a move-in ready 2-bedroom, 1-bath home with fresh paint, new carpeting, and abundant natural light. The updated kitchen features stainless steel appliances and plenty of cabinet space, while the spacious living room flows into a bright four-season sunroom, perfect for relaxing year-round! Enjoy the convenience of first-floor laundry, vinyl replacement windows, and low-maintenance vinyl siding. Outside, mature trees and easy-care landscaping create a private setting, complete with a paver patio that's ideal for entertaining or enjoying evenings around a fire pit. Don't miss this opportunity to own a beautifully maintained home with the perfect blend of comfort, convenience, and outdoor space! Delayed showings begin 7/29 at 12 noon, Delayed negotiations are due 8/5 at 12 noon.

4126 Holley Byron Road, Clarendon
$159,900
R1701587 MLS
Discover over 45 acres of wooded land offering privacy, space, and endless possibilities. Whether you're looking for the perfect setting to build your dream home, create a private country retreat, or simply enjoy the property for hunting, hiking, ATV riding, and other recreational activities, this property offers tremendous potential. Enjoy the peace and privacy of a large wooded parcel while being located within the desirable Bemus Point School District. With more than 45 acres to explore, this is a great opportunity for anyone looking for their own piece of Western New York. Build, hunt, explore, or simply enjoy the outdoors—the choice is yours!

Town Line Road W, Ellery
$379,000
R1702027 MLS
Excellent investment opportunity featuring a fully leased commercial property with an established tenant already in place. The property includes a 4,800 square foot warehouse along with an additional 560 square feet of storage space, offering a functional layout for industrial or distribution use. Four dock doors provide efficient loading and unloading capabilities for commercial operations. Conveniently located just off Interstate 86, with an average daily traffic count of approximately 12,100 vehicles, the property offers excellent accessibility for transportation and logistics. The current lease has one 5-year renewal option and a 5% rental increase at the beginning of the option period, providing built-in income growth potential. This is an excellent opportunity for investors seeking a stable, income-producing commercial asset in a highly accessible location.

2947 Strunk Road, Ellicott
$629,900
4 Beds ⋅ 3 Baths ⋅ B1701938 MLS
Welcom to this impressive 4-bedroom, 2.5-bath home in West Seneca, located within the highly sought-after Orchard Park School District. A welcoming entryway opens to an expansive first floor featuring rich hardwood flooring throughout and soaring 9-foot ceilings that create an airy, elegant living space. Designed with entertaining and everyday living in mind, the stunning kitchen showcases tall cabinetry, a tiled backsplash, soon-to-be-installed granite countertops, an oversized center island with prep sink, and an impressive custom pantry wall complete with abundant storage and a built-in coffee and beverage station. All appliances are included, refrigerator (2 years), stove (6 years), & dishwasher (1 year). The kitchen seamlessly overlooks the spacious living room where a striking stacked-stone gas fireplace, flanked by custom built-in shelving, serves as the room's focal point. The impressive primary suite is highlighted by an extraordinary custom walk-in closet that was thoughtfully expanded by combining one of the home's original bedrooms, creating boutique-style storage rarely found in homes of this size. The flexible floor plan offers the potential to reconfigure the space back into a dedicated bedroom, if desired. The en-suite bath features dual granite-topped vanities, a whirlpool tub, and a tiled walk-in shower, with the added convenience of a dedicated laundry area within the suite. Step outside to your own private backyard retreat. An elevated composite deck extends from the kitchen and overlooks the beautifully landscaped yard, while the in-ground pool, equipped with a brand-new heater (2025), and expansive concrete patio create an outstanding setting for summer entertaining and outdoor enjoyment. An extra-wide concrete driveway leads to the attached three-car garage, providing exceptional parking and storage options. The full walkout basement offers outstanding potential for future finished living space, recreation, or a home gym, with direct access to the backyard patio. Combining functional design & exceptional outdoor amenities, this home presents a rare opportunity in West Seneca’s Camelot community. Showings start on Thursday, 7/30.

8 Adam Chris Drive, West Seneca
$299,900
B1701999 MLS
Outstanding owner financing opportunity! The owner is willing to hold the mortgage, making this a unique opportunity for an investor or business owner. This mixed-use property features a storefront ready for your business or available to lease for additional income. There are currently two month-to-month tenants paying $500 per month each, plus a spacious 2-bedroom apartment with a beautifully updated kitchen and bathroom. A full walk-up attic provides excellent storage, and the full basement offers additional space. The large parking area accommodates approximately 10–12 vehicles, a rare find for a property like this. While there is some deferred maintenance, the potential is undeniable. Whether you're looking to expand your investment portfolio, operate your own business, or generate multiple income streams, this property offers endless possibilities.

3481 Walden Avenue, Lancaster
$49,900
R1701568 MLS
Build Your Dream Home in Sunrise Cove! Discover the opportunity to build your new home in the beautiful Sunrise Cove community on Chautauqua Lake. This desirable building lot offers lake views and lake access, combining the flexibility of new construction with the benefits of an established lake community. Enjoy the Sunrise Cove lifestyle with community amenities that include a lakefront cabana/pavilion and docking, giving you convenient access to everything Chautauqua Lake has to offer. Whether you're planning a year-round residence or a Chautauqua Lake getaway, this is a wonderful opportunity to create a home designed specifically for you in one of the area's attractive lake communities. Build the home you want. Enjoy the lake lifestyle you've been looking for. Home must be approved by the Homeowners Association.

00 Sunrise Cove, North Harmony
$399,900
4 Beds ⋅ 2 Baths ⋅ B1700866 MLS
Welcome to 136 S. Lincoln Avenue, a charming 3 to 4-bedroom, 2-bath 1904 sq ft home ideally located in the heart of the Village of Orchard Park. Enjoy the convenience of being within walking distance to local schools, restaurants, parks, the public library, and all the amenities that make village living so desirable. Inside, on the first floor you'll find an updated kitchen featuring stainless steel appliances and an open, airy living and dining area filled with abundant natural light, a full bathroom and space for an office or additional storage. The flexible rear room, highlighted by large windows overlooking the private fenced backyard, is currently being used as a bedroom but could easily serve as a beautiful four-season sunroom, family room, or home office. The second floor showcases bedrooms with original hardwood floors that add warmth and character to the home. Additional features include a high-efficiency furnace and central air conditioning, an updated 200-amp electrical service with generator hookup if needed, and an attached garage for added convenience. Full basement with play area and extra storage. Step outside and enjoy the private fenced backyard, offering the perfect setting for entertaining, gardening, cooking s'mores at the fire, or simply relaxing. Tax records do not reflect the true square footage as remeasured by town assessor. Combining classic charm, modern updates, and an unbeatable village location, this home is ready for its next owner to enjoy all that Orchard Park has to offer.

136 S Lincoln Avenue, Orchard Park
$299,900
4 Beds ⋅ 2 Baths ⋅ B1701944 MLS
Welcome to this beautifully renovated Cape Cod, ideally located in the heart of Cheektowaga! This move-in-ready home offers 4 generously sized bedrooms and a thoughtfully updated interior combining comfort, style, and functionality. Enjoy a beautifully renovated kitchen and bathroom featuring modern cabinetry, attractive tile finishes, and updated appliances. Additional highlights include a high-efficiency furnace, central A/C, full tear-off roof, 2019 water heater, and a full basement offering excellent storage and additional possibilities. Conveniently located near Walden Galleria Mall, shopping, dining, parks, Buffalo Niagara International Airport, and major commuting routes, with Sisters of Charity Hospital – St. Joseph Campus just minutes away. Updated square footage has been measured using CubiCasa GLA measurements. Please refer to the attached floor plans and property reports for additional details. A beautifully updated home in a convenient Cheektowaga location—move in and make it yours!

31 Saint James Road, Cheektowaga
$270,000
7 Beds ⋅ 3 Baths ⋅ B1701826 MLS
1133 E Delavan Ave has great potential for short and long term investment, with 3 units. Separate basement areas and a full attic provides plenty of room for storage. Give a little TLC and get rewarded with EQUITY. The property is being sold in As-Is condition. No repairs will be made based on the results of a home inspection or bank appraisal. Lower unit is occupied and tenant requires 24 notice for showings. Offers, if any, due by Monday, August 3 at Noon.

1133 E Delavan Avenue Unit S, Buffalo
$244,900
3 Beds ⋅ 1 Baths ⋅ B1701776 MLS
Welcome to 36 Godfrey Street! This well-maintained 3-bedroom, 1-bath home offers a versatile floor plan with two bedrooms conveniently located on the first floor and an additional bedroom upstairs. The exterior features a predominantly brick façade with aluminum siding accents, providing both curb appeal and low-maintenance durability. Recent updates include a roof that is just over one year old and a newer hot water tank, offering added peace of mind. Outside, you'll find a spacious 2-car detached garage, providing ample parking and storage. Ideally situated just minutes from the University at Buffalo South Campus, this home also offers convenient access to local restaurants, parks, shopping, and major commuter routes. Whether you're looking for modern updates, a functional layout, or a convenient location, 36 Godfrey Street is ready to welcome its next owner.

36 Godfrey Street, Buffalo
$275,000
4 Beds ⋅ 2 Baths ⋅ B1701937 MLS
Value Range Pricing- Owner will consider offers between $275,000- $325,000 or higher. Welcome to this really great valued home nestled on a serene private lot, this property is perfect for entertaining friends and family and is walking distance to the River! The standout feature is the spacious patio, complemented by a delightful three-season room—ideal for gatherings year-round. The 2 1/2 car garage has been thoughtfully converted, boasting an updated mudroom and closet, providing ample storage space. If desired, it can be reverted back to accommodate two cars. Recent updates include a new driveway pad and garage and newer windows. The exterior was painted in 2026, while the attic was insulated in 2022 for energy efficiency. Enjoy the meticulously landscaped yard, completed in 2026, and appreciate the new interior and exterior doors that enhance the home’s charm. The family room is generously sized with wood stove, offering a cozy space for relaxation. The remodeled basement features an egress window and a state-of-the-art sump pump with water backup, installed in 2021, providing peace of mind. This home is a fantastic opportunity at a great price—don’t miss out. Offers will be reviewed on 8/4/26 at 10 am.

2776 Fix Road, Grand Island
$130,000
3 Beds ⋅ 1 Baths ⋅ B1701491 MLS
Convenient location, close to amenities & ready to make it your own! Enclosed front porch, nice size yard, 2 car garage with storage loft. Central air, tankless hot water & permanent generator. 3 bedrooms (one on the 1st floor), living rm, large dining rm, eat-in kitchen, 1st floor laundry & bath. Driveway is located in the back, off of the alley (Works Place). Showings start immediately. Delayed negotiations until 08/03/26 at noon.

328 Walnut Street, Lockport City
$399,900
4 Beds ⋅ B1701974 MLS
A rare opportunity to acquire a fully occupied 7-unit brick apartment building situated on approximately 1.7 acres in the Town of Alden, near the village. This stabilized investment property offers consistent cash flow today with excellent potential for future appreciation and increased income through rent growth. Constructed with a low-maintenance brick exterior and slab foundation, the building features a newer metal roof, updated mechanicals, individual electric panels for each unit, natural gas through Alden Reserve, and electric service through NYSEG. The property is serviced by well water, with the well conveniently located along the side of the driveway, and a septic system positioned behind the parking lot. Residents enjoy the convenience of a coin-operated washer and dryer, providing an additional source of income for the owner. The expansive 1.7-acre parcel offers a unique opportunity for future expansion, leaving ample room for additional apartment units or further development (subject to municipal approvals), making this an exceptional long-term investment. Whether you're looking to expand your portfolio or acquire a stable income-producing property with future upside, this is an opportunity you won't want to miss.

13904 Broadway, Alden
$139,900
2 Beds ⋅ 1 Baths ⋅ B1701530 MLS
Welcome to this charming 2-bedroom, 1-bath home situated on 3.72 scenic acres, offering the perfect blend of comfort, privacy, and outdoor enjoyment. Outdoors, you'll find a stocked koi pond, open green space, and plenty of room to enjoy the natural surroundings. A detached three-bay garage provides abundant storage and workspace, while two additional storage sheds offer even more versatility for hobbies, equipment, or seasonal items. With just over 1,000 square feet of living space, this property is ideal as a year-round residence or seasonal getaway. The home features an enclosed porch, bright sun room, a spacious living area with a cozy pellet stove, and a well-appointed kitchen complete with a refrigerator, stove, microwave, freezer, washer, and dryer, all included with the sale. Recent updates include a water softener system and hot water tank, both replaced within the last four years. The primary bedroom offers a large closet and a private walkout porch, overlooking the peaceful wooded landscape. Whether you're looking for a peaceful retreat or a place to enjoy throughout the year, this unique property offers the space, setting, and amenities to make it your own.

2175 Route 20a, Sheldon
$274,900
7 Beds ⋅ 4 Baths ⋅ B1701960 MLS
CASH ONLY! CURRENTLY GENERATING OVER $4,000 IN RENT PER MONTH! Check out this super rare opportunity to own THREE HOMES and a THREE CAR GARAGE on a huge lot 1/3 acre lot in the heart of the west side! 1258 is a single fam home w/ brand new front porch w/oversized eat-in kitchen w/cathedral ceilings, updated countertops and flooring, full bath, formal dining room, as well as living room, first floor master w/huge walk in closet, and second bedroom on the first floor, newer flooring, fresh paint 3/4 bedrooms upstairs or one large bedroom, full bath and a family room. Partial basement w/ glass block windows for security updated 100 amp service. 1260 is a 2br w/lr, eat-in kitchen and full bath. 1262 is a 3br, w/eat in kitchen, living room and full bath. 1260/62 have new electric and plumbing ran through the house, 1260 1/2 is currently being used for storage and will need full renovation but has been completely cleaned out. Three car garage with fully fenced yard. Very hard to find this many units and this many garage spaces for this price! Come and take a look! Won’t last!

1258 West Avenue, Buffalo
$120,000
3 Beds ⋅ 2 Baths ⋅ B1701967 MLS
Welcome to 2247 Cleveland Avenue in Niagara Falls! This move-in ready home offers peace of mind with major updates already completed, including new flooring throughout, fresh interior paint, updated plumbing, a new furnace (2025), and a new hot water tank (2025). Inside, you'll find 3 bedrooms, 1.5 bathrooms, and 1,192 square feet of comfortable living space, including a convenient first-floor primary bedroom with an attached half bath. Step outside to a spacious, fully fenced backyard perfect for pets, entertaining, or relaxing. With the costly mechanical updates already taken care of, all that's left to do is move in and make it your own.

2247 Cleveland Avenue, Niagara Falls
$225,000
3 Beds ⋅ 1 Baths ⋅ B1700274 MLS
Welcome to 93 Greenfield! A move-in ready cape cod, located on a quiet, tree-lined street just minutes away from the amenities and conveniences of Union Rd, and the tranquility of Stiglmeier Park and the Charles Burchfield Nature Center. This home boasts fantastic curb appeal. Enter the sun-drenched living room, where gleaming hardwood floors lead you into the L-shaped kitchen and dining area, with plenty of bright white cabinets, deep sink, and butcher block and granite countertops. The 1.5 car attached garage has a brand new garage door. The expansive backyard is fenced-in, full of mature trees and landscaping, with a custom stone fire pit perfect for cozy evenings. The full bathroom is updated and stylish, with vessel sink and granite vanity top. Upstairs, is the massive upper-level primary suite, completely remodeled and featuring new premium laminate flooring, insulation, fresh drywall, paint & molding, built-in storage drawers and a large closet. This flex space is a perfect option for nursery, home gym, home office, or giant walk-in closet. Updates include: a complete clay to PVC main sewer line replacement from the house to the street line, new sump pump, all new utility plumbing downstairs. New exterior doors, brand new double pane vinyl windows throughout the entire home, two new secure exterior doors, freshly painted, and central air conditioning. Showings begin Thursday, July 30th. Negotiations begin Tuesday, August 4th at noon. Open House Sunday, August 2nd from 11-1.

93 Greenfield Avenue, West Seneca
$364,900
4 Beds ⋅ 3 Baths ⋅ B1701907 MLS
Welcome home to 84 Miller Drive- This 4 bedroom 2.5 bath all brick ranch has over 2700 Sq Ft. of living space. Let's start in the fully applianced granite kitchen that opens to the family room with beautiful slate floors and plenty of windows. Large living room with a woodburning fireplace. Fantastic primary bedroom and bath with laundry room. Three additional bedrooms and a full bath and additional half bath. Partially finished basement with a wet bar. Attached 2.5 car garage. Newly poured concrete covered porch to enjoy. Great patio overlooking the inground pool to enjoy the summer days ahead. Wonderful large backyard and shed for extra storage. Close to Lake Erie and all beaches. Easy access to expressways and all local amenities!!!!

84 Miller Drive, Evans
$35,000
B1701619 MLS
Beautiful Recreational lot ,perfect for relaxing and enjoying nature, 50 feet water frontage access on the gorgeous Ellicott Creek ,minutes from amenities , dont miss this rare opportunity to own your piece of paradise.

63 Ellicott Creek Road, Tonawanda