Refine Search
Map
Sort by
$250,000
B1672259 MLS
Located at the signalized corner of Hopkins and Tifft Street in South Buffalo, 346 Hopkins Street is one of the morerecognizable commercial spots in the neighborhood. The building sits on roughly a third of an acre, offering strongstreet presence along a well-traveled corridor. The structure itself is 1,300 square feet. Inside, you'll find a practicallayout with dedicated office space, storage, and a bathroom — plus concrete flooring, floor drains, and two overheaddrive-in doors that make it well-suited for hands-on work. The roof is in good shape, and environmental reportscome back clean, with existing tanks sealed in place. Outside, multiple curb cuts and 15 parking spaces givecustomers and employees easy access from multiple directions — something that's harder to come by than it lookson a busy urban corner. The layout lends itself naturally to automotive or service-based businesses, but the footprintis flexible enough to accommodate a range of uses depending on what you have in mind. It's also worth notingwhere this property sits in the bigger picture. Buffalo's Outer Harbor development has been gradually reshaping thisstretch of South Buffalo, and the Tifft corridor is seeing renewed interest as a result. For a business looking to plantroots in a neighborhood with real momentum, the timing here is worth paying attention to. Available now and readyfor occupancy.

346 Hopkins Street, Buffalo
$180,000
3 Beds ⋅ 1 Baths ⋅ B1672111 MLS
Welcome to 31 Jackson Avenue! Ideally located near the well-known Mulberry Italian Ristorante, this home sits in the desirable and tucked-away Bethlehem Park neighborhood, where pride of ownership is evident throughout. Enjoy your morning coffee on the covered front porch or relax in the three-season room overlooking the private backyard. Inside, new flooring in the eat-in kitchen adds warmth and charm, with kitchen appliances included for added convenience. A spacious living room flows into a formal dining room, which could also serve as a potential third bedroom or flex space. Upstairs offers two generously sized bedrooms with ample closet space, plus a walk-in attic providing excellent additional storage. The full basement expands your living and entertaining options with a built-in bar, workshop area, and plenty of storage space. Outside, a detached garage set back from the home provides convenient winter parking. Additional updates include most windows, a permanent gas backup generator, roof, furnace, hot water tank, and electrical system all completed within the last 5–8 years. This is the home you’ve been waiting for! Offers will be reviewed as received.

31 Jackson Avenue, Lackawanna
$200,999
4 Beds ⋅ 2 Baths ⋅ B1671698 MLS
Amazing investment opportunity with wonderful, hard to find tenants. Both upper and lower units have two bedrooms and one full bath. Two gas and two electric meters, so utilities paid by tenants. Vinyl siding for low maintenance and added security with glass block windows. Blacktop driveway with shed, laundry hookups in basement. Roof is ten years young. 24 hour notice required for showings, and showings allowed 9:30 AM- 6:00 PM daily. Offers will be reviewed as they come in.

29 Melrose Street, Buffalo
$170,000
2 Beds ⋅ 1 Baths ⋅ B1670695 MLS
Welcome to 235 Knox Avenue! A cozy and well maintained two bedroom and one bath ranch that proves great things come in perfect sizes. This Home offers a warm, inviting layout, with fresh new paint throughout, creating a bright and refreshed feel from the moment you step inside. Enjoy the convenience of a detached garage, and a fully fenced backyard ideal for outdoor gatherings, pets, or simply your own private retreat. Whether you’re starting out, downsizing or looking for a smart investment, this property delivers comfort, functionality, and charm. Located just minutes from local shops, dining and everyday amenities. 235 Knox Avenue places you right where you want to be.

235 Knox Avenue, West Seneca
$315,000
B1671111 MLS
Take advantage of this rare opportunity to own and operate your business from a highly visible corner (commercial) property in a thriving, high-traffic district. With over 4,600 square feet, this property offers the ideal setup for an owner-occupied looking to control overhead while building long-term equity. Positioned for maximum exposure and just minutes from major highways, this location ensures consistent visibility and accessibility for both customers and clients. The flexible layout supports a wide range of business uses, combining office functionality with expansive garage space. The property features a welcoming reception area, multiple private offices—including a front waiting room and rear office—along with 2 half bathrooms for convenience. This multiple bay garage is equipped with 3 overhead doors and parking for about 10 cars making it ideal for automotive, service-based, or contractor operations. Additional highlights include a 200-amp electrical panel, multiple heating sources with a forced air furnace and dedicated garage heaters, durable block construction, a full attic for storage or expansion potential, and an existing security system. Whether you're looking to establish your business headquarters or expand your portfolio with a strategic owner-user investment, this property delivers the visibility, functionality, and long-term upside that’s hard to find in today’s market.

2085 Clinton Street, West Seneca
$28,000
B1670546 MLS
Commercial / Mixed use lot up for sale in between Larkinville and Kaisertown. This property is located on a main roadway in Clinton St. Property is 60 x 120, Frontage is 60 feet, Depth is 120 feet. Perfect location for a new development for office space, store front, restaurant, laundry mate, storefront mixed with apartments, the possibilities are endless! Not far from Bailey Ave, plenty of traffic in this location!

1342 Clinton Street, Buffalo
$349,900
B1670017 MLS
Spacious 8,019 sq ft mixed-use property on Seneca Street with endless potential! Formerly a funeral home, the main level offers multiple rooms, garage access, utility room, and basement with 2 baths. Upstairs features a large apartment with 3 bedrooms (including front office), 2 full baths, laundry, and a spacious eat-in kitchen. Full attic for storage or expansion. Off-street parking lot plus oversized garage. Ideal opportunity for apartments, office space, or continued mixed use in a prime South Buffalo location.

1975 Seneca Street, Buffalo
$139,000
6 Beds ⋅ 2 Baths ⋅ B1669199 MLS
Great price for this spacious fully rented 2-unit property with 2,730 sqft in South Buffalo. Recent mechanical updates were done in 2022 including new electric panels, new water line and sewer line, two newer furnaces, and two newer hot water tanks plus flooring in 2 units, new tiles in bathrooms. Both units offer spacious layouts with strong rental potential. Full attic for extra storage, fully fenced backyard. The property needs some TLC to bring it to its full value, allowing the next owner an opportunity to build equity. Conveniently located near shopping, dining, transportation, Tifft Nature Preserve, Cazenovia Park, Outer Harbor Buffalo, 9 minutes to Buffalo RiverWorks, and easy access to major routes A great investment opportunity or owner occupy.

7 Milton Street, Buffalo
$149,900
4 Beds ⋅ 2 Baths ⋅ B1668106 MLS
Several updates in this Kaisertown double. Handsome wood trim in two bedroom upper, hardwood floors, updated windows. Lower with open floor plan, two bedrooms, ample ceiling fans. Full basement, separated laundry hook-ups, updated gas lines, hot water tanks, and high efficiency furnaces. Fenced backyard, driveway.

96 Fredro Street, Buffalo
$199,900
6 Beds ⋅ 2 Baths ⋅ B1668560 MLS
Well maintained 3/3 double situated on a rare double lot with a low maintenance vinyl exterior, an excellent opportunity for both investors and owner occupants. Each unit offers a spacious, open layout featuring formal living and dining rooms, large eat-in kitchens with pantry, three bedrooms, full baths and bonus storage/ in-unit laundry rooms. The lower unit is currently rented at $1,500/month with a reliable tenant who would love to stay, while the upper unit is rented at $1650/month, offering strong income potential. Owner pays water and garbage; tenants are responsible for gas and electric. Additional highlights include a full attic for extra storage and numerous major updates: tear-off roof, updated electrical and plumbing (2021), new sewer line to street '26, New plumbing in crawlspace '26, new furnace for the upper unit (2021), new hot water tank for the upper unit and many replacement windows.

186 Smith Street, Buffalo
$199,999
3 Beds ⋅ 1 Baths ⋅ B1668162 MLS
Don’t miss this incredible opportunity to own a beautifully renovated home from top to bottom! Every detail has been thoughtfully updated, featuring brand-new flooring, fresh modern paint throughout, new windows, and a new hot water tank, giving you peace of mind and move-in ready comfort. The home also includes central air conditioning to keep you comfortable year-round. Step outside to enjoy your private backyard, perfect for relaxing, entertaining, or gardening, along with a convenient storage shed for extra space. Ideally located in a highly desirable neighborhood, this home offers easy access to nearby amenities, schools, and parks, making it perfect for families and anyone looking for convenience and community. This is a home that truly has it all—style, comfort, and location!

30 Clio Avenue, Buffalo
$189,900
4 Beds ⋅ 2 Baths ⋅ B1665565 MLS
Welcome to 173 Trowbridge Street in Buffalo! This property offers a great opportunity for homeowners or investors looking to be part of one of Buffalo’s established residential neighborhoods. Conveniently located near local shops, parks, schools, and major roadways, the home provides easy access to downtown Buffalo and surrounding areas. The property features a traditional layout with generous living space and plenty of potential to customize or update to your style. Whether you are looking for a primary residence or an investment opportunity, this home presents solid value with room for improvements and long-term growth. Enjoy the character of a classic Buffalo neighborhood while benefiting from proximity to everyday amenities, public transportation, and community resources. Don’t miss the chance to make 173 Trowbridge Street your next home or investment.

173 Trowbridge Street, Buffalo
$29,900
B1664156 MLS
Rare opportunity to secure a 63' x 111' double building lot in the heart of South Buffalo. This beautiful building lot is zoned for a single family residence and is big enough to build a two story house, cape cod or ranch. Set back off of the side streets in a suburban like setting in the city. The lot is just steps away from the beautiful Botanical Gardens and McKinley Parkway. It is also walking distance to the restaurants and shops on South Park Ave and Abbott Road. At the end of the nearest side street you will find Notre Dame Academy, a nice private elementary school and the neighborhood elementary school is highly rated Discovery School. (P.S. 67). This lot truly has it all and would be the perfect place to build your family home or your retirement oasis with the city tax advantage in a suburban setting.

9 Evanston Place, Buffalo
$15,000
B1664084 MLS

38 Hillside Avenue, Buffalo
$399,000
B1664046 MLS
Automotive Shop For Sale/ Redevelopment Site • More than 20,000 vehicles per day on a very active commercial corridor • Highly visible and desirable site with strong frontage and consistent traffic flow • Approximately 2,500 square feet of commercial structure with an adaptable layout • Two wash-bay for additional income • Wash bays can be converted to additional enclosed space • Long-term ownership with full documentation and professionally removed tanks

3020 Southwestern Boulevard, Orchard Park
$200,000
4 Beds ⋅ 2 Baths ⋅ B1649479 MLS
Great opportunity in a desirable South Buffalo location! This upper/lower 2-unit features two 2-bedroom, 1-bath apartments with separate utilities and solid mechanicals. Rents are currently below market, offering potential for future upside. Exterior features low-maintenance vinyl siding, and the property has been well maintained over the years. A versatile property with value-add potential, ideal for an owner-occupant or investor looking to build long-term equity.

2328 South Park Avenue, Buffalo
$214,900
4 Beds ⋅ 3 Baths ⋅ B1660265 MLS
Spacious and inviting single-family home nestled on a quiet neighborhood street! This well-maintained property offers a flexible layout with four bedrooms on the first floor and two additional full bedrooms upstairs — perfect for larger households, guests, or home office space. The home features 1.5 baths on the main level and a full bathroom on the second floor for added convenience. Enjoy cooking in the eat-in kitchen showcasing beautiful cabinetry and plenty of space for gathering. A mix of hardwood and vinyl flooring adds warmth and durability throughout. Step outside to the backyard ideal for relaxing or entertaining, complete with a back porch perfect for summer get-togethers. Additional highlights include a blacktop driveway, garage, and a full basement offering ample storage. Owner Occupied -24 Hour Noice - Showings between 11:00 AM - 4:00 PM.

24 Pearl Avenue, Lackawanna
$249,900
B1662000 MLS
Versatile four unit investment property in the heart of Kaisertown with strong cash flows! The building features three residential apartments, garage with newer metal roof, and a large street-level retail or office space. Upper rear apartment is currently being remodeled and will be completed prior to closing. The commercial space is currently being used as storage but could be an amazing storefront with original pressed tin ceilings. Also being listed as a multi unit under ml# B166524. An excellent opportunity for investors, business owners, or owner-occupants. Property is offered individually or as part of a three property, seven unit package (see also ml#B1660523 and B1660521) with net income of almost 40k- income and expense report is available. Owner financing available for the package deal.

1812 Clinton Street, Buffalo
$149,900
6 Beds ⋅ 2 Baths ⋅ B1662505 MLS
Perfect for the investor or owner occupant, 400 Willett is a 3/3 double in the heart of Kaisertown, and features a move-in ready upper unit, with fresh paint and new carpeting in the living room/dining room. Hot water tanks were replaced in 2023, new furnace 2018. Some new gutters and downspouts 2024. Lower tenants are month-to-month, paying $1100/mo. rent in a timely manner. Professional, competent property management is available to assist the busy investor. EQUAL HOUSING OPPORTUNITY

400 Willett Street, Buffalo
$199,000
3 Beds ⋅ 2 Baths ⋅ B1660556 MLS
Beautifully updated 3-bedroom, 1.5-bath home featuring a brand new kitchen with modern cabinetry, countertops, and finishes. New flooring and vinyl windows throughout creating a bright, fresh feel. Freshly painted with neutral colors. The first floor offers a large living space, room for dining, one bedroom and an updated half bath.Upstairs features two generously sized bedrooms along with a fully renovated full bathroom. The bathroom includes modern tile and new vanity. Additional updates include a newer furnace and hot water tank. A full basement offers excellent storage area. Ideally located just minutes from downtown Buffalo, shopping, restaurants, Lake Erie, and Woodlawn Beach. Come and see all this home has to offer.

3654 7th Street, Hamburg
$249,900
4 Beds ⋅ 3 Baths ⋅ B1660524 MLS
Versatile four unit investment property in the heart of Kaisertown with strong cash flows! The building features three residential apartments, garage with newer metal roof, and a large street-level retail or office space. Upper rear apartment is currently being remodeled and will be completed prior to closing. The commercial space is currently being used as storage but could be an amazing storefront with original pressed tin ceilings. Also being listed as commercial under ml 1662000. An excellent opportunity for investors, business owners, or owner-occupants. Property is offered individually or as part of a three property, seven unit package (see also ml#B1660523 and B1660521) with net income of almost 40k- income and expense report is available. Owner financing available for the package deal.

1812 Clinton Street, Buffalo
$329,900
6 Beds ⋅ 3 Baths ⋅ B1660523 MLS
Strong cash-flowing 3/3 double offering low-maintenance ownership in the West Seneca West School district! Apartments have been updated by current owner including bathrooms and plank flooring. Plenty of parking on this property with 6 garages total, as well as surface and carport options. Each unit boasts separate laundry and storage areas. Ideal opportunity for investors or owner-occupants seeking immediate income. Property is offered individually or as part of a three property, seven unit package (see also ml#B1660521 and B1660524) with net income of almost 40k- income and expense report is available. Owner financing available for the package deal.

2637 Seneca Street, West Seneca
$289,000
B1658112 MLS
ATTENTION INVESTORS! Exceptional mixed-use investment opportunity on high-traffic Abbott Rd! This well-maintained property features two fully leased commercial storefronts on the first floor and a residential unit above, offering strong, stable income ($40,800/year, cap rate of 11.18% self managed, Cash on Cash of 25.51%) with leases in place through 2027. The commercial units boast remodeled glass storefronts, lighted signage for maximum exposure, and ½ bathrooms in each unit, making them ideal for retail or professional use. The upper residential unit offers 2 bedrooms, a beautifully remodeled enclosed porch with skylights, and shows true pride of ownership throughout. Additional features include a full basement with glass block windows, three newer 100-amp electric services, two furnaces serving upper and lower units, and security system with cameras. Outside, enjoy a fenced backyard, a detached 2-car garage with two door openers, plus four additional off-site parking spaces—a rare bonus for a mixed-use property. Excellent visibility, strong tenancy, and extensive updates make this a turnkey investment in a prime South Buffalo location. Don’t miss this rare opportunity to own a fully leased, income-producing mixed-use property!

813 Abbott Road, Buffalo
$204,900
B1657019 MLS
Take a look at this fantastic 28-acre parcel offering numerous opportunities. With frontage on both Clinton and Winspear, the property provides excellent access from Clinton near Aurora Street, situated on a high-traffic road. The land is zoned C2 along parts of Clinton, with the remainder zoned Residential. Additionally, the parcel features extra frontage around the corner on Winspear, expanding its potential great large parcel, good for commercial on Clinton and a multitude of uses recreational uses along the back acreage. looking for a large lot in good location here it is.

5600 Clinton Street, Elma
$85,000
4 Beds ⋅ 1 Baths ⋅ B1655794 MLS
As evanescence once said "bring me to life". That's right folk's, this once beautiful home needs some love once again. In it's current state we are laid out as a 4 bed 1 bath home, and it definitely has some room for improvements. Bring your ideas and a hammer and you wont be disappointed. Roof is 6 years old and electrical has been recently updated along with some newer plumbing.

52 Clifford Street, Buffalo
$145,000
R1654095 MLS
Buffalo Mixed-Use Opportunity – Storefront + Studio Apartment with Parking Located in the heart of South Buffalo, this versatile mixed-use property offers a rare combination of commercial and residential space on a highly visible corner lot. The building features a street-level storefront ideal for retail, office, or service-based businesses, along with a studio apartment—perfect for additional rental income or owner occupancy. One of the standout features is the spacious 10-car parking lot, a valuable asset in this walkable, high-demand neighborhood. The surrounding area is known for its steady foot traffic, established local businesses, and strong community presence, making it an excellent setting for long-term investment or a live/work setup. Whether you're an investor looking to expand your portfolio or a business owner seeking a flexible space, this property presents a unique opportunity in a thriving South Buffalo location. Located in Buffalo’s N-3C zoning district, the area supports traditional mixed-use — meaning this property fits right into the urban fabric the city actually wants to encourage. Whether you're adding to your portfolio or jumping into your first investment, this building is a low-maintenance, high-flexibility opportunity in a market that rewards mixed-use owners. Bring your vision — the earning potential is wide open.

1799 S Park Avenue, Buffalo
$237,900
4 Beds ⋅ 2 Baths ⋅ B1653770 MLS
Charming colonial-style home that 4 bedrooms and 2 bathrooms. With a multi-family layout that allows for plenty of natural light, this property exudes a warm and inviting atmosphere. The unique blend of classic charm and endless possibilities make it an exceptional opportunity for its next owner, offering great potential for generating great income. Property sale as is .

479 Abbott Road, Buffalo
$230,000
6 Beds ⋅ 3 Baths ⋅ B1652076 MLS
CASH FLOW!!!!! CASH FLOW!!!!! CASH FLOW!!!! Welcome investors to this 3 unit property with a double garage in the heart of Lackawanna. Beautifully updated bathrooms as well as a full roof replacement this year. Not to mention new paint in all three units. Hardwood floors have also been refinished. Mechanical components are in good shape. Do not miss this opportunity to generate passive income while also enjoying the opportunity to live in this pleasant abode.

1403 Electric Avenue, Lackawanna
$490,000
5 Beds ⋅ B1646857 MLS
Well positioned 6-unit mixed-use building in the heart of Seneca St featuring a laundromat and five well-maintained apartments. The property offers a strong mix of commercial and residential income with steady cash flow and minimal upkeep. The laundromat provides consistent neighborhood traffic and visibility, while the apartments feature updated finishes, separate utilities, and reliable tenants. Great location near shopping, schools, public transportation and major routes. Ideal for investors or owner-operators seeking a turnkey property with solid returns and long-term upside.

1834 Seneca Street, Buffalo
$339,900
5 Beds ⋅ B1647559 MLS
Attention investors and owner-occupants! Well-maintained 5-unit residential property in the heart of Blasdell. The main building offers a spacious 3-bedroom apartment with a covered front porch and three 1-bedroom units. The rear cottage includes 1 bedroom, living room, kitchen, and a full bath. Each unit has seen various updates over the years. Ample off-street parking with a large driveway and lockable exterior storage shed. Great opportunity for income generation or owner-occupancy!

93 Martin Avenue, Hamburg