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

1 Beds ⋅ 3 Baths ⋅ B1721211 MLS

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

133 School Street, Buffalo

$109,000

Welcome to 235 Courtland Ave! This charming 2-story Buffalo home features 4 bedrooms, 1 full bath, and nearly 1,300 sq. ft. of inviting living space. Inside, enjoy a bright layout with hardwood floors, a formal dining area, and a functional eat-in kitchen. Offers 2 main-floor bedrooms plus 2 spacious bedrooms upstairs, along with a full basement for extra storage. Complete with a private driveway on a quiet street near public transit and E. Delavan amenities. An incredible, affordable opportunity for both homeowners and investors. #Sqft is owner verified.

4 Beds ⋅ 1 Baths ⋅ B1719215 MLS

Welcome to 235 Courtland Ave! This charming 2-story Buffalo home features 4 bedrooms, 1 full bath, and nearly 1,300 sq. ft. of inviting living space. Inside, enjoy a bright layout with hardwood floors, a formal dining area, and a functional eat-in kitchen. Offers 2 main-floor bedrooms plus 2 spacious bedrooms upstairs, along with a full basement for extra storage. Complete with a private driveway on a quiet street near public transit and E. Delavan amenities. An incredible, affordable opportunity for both homeowners and investors. #Sqft is owner verified.

235 Courtland Avenue, Buffalo

$199,900

322 Trenton, City of Buffalo. Two-family property with a vacant lot next door (owned by the city), off-street parking, and a low-maintenance exterior. The big renovation work is done. It just needs cosmetic touches before tenants move in. Each unit has 3 bedrooms and 1 bath. The first floor has newer windows and new flooring. The second floor is big and bright, with a large, sunny kitchen. Separate utilities. Great for owner-occupants or investors.

6 Beds ⋅ 2 Baths ⋅ B1719341 MLS

322 Trenton, City of Buffalo. Two-family property with a vacant lot next door (owned by the city), off-street parking, and a low-maintenance exterior. The big renovation work is done. It just needs cosmetic touches before tenants move in. Each unit has 3 bedrooms and 1 bath. The first floor has newer windows and new flooring. The second floor is big and bright, with a large, sunny kitchen. Separate utilities. Great for owner-occupants or investors.

322 Trenton Avenue, Buffalo

$259,000

West Side investment gem with three good rents, accompanied by hard working tenants. This four unit property offers the kind of combination investors look for: income already in place, a value-add opportunity, and a location that puts you in the middle of some of Buffalo’s most desirable neighborhoods. Three apartments are currently rented, providing immediate rental income, while the fourth unit is vacant and ready for renovation giving the next owner an opportunity to improve the unit and potentially increase the property’s overall income. Location is a major part of the value here. Just steps from Elmwood Village and the Allentown District, this property puts tenants within easy reach of some of Buffalo’s best restaurants, coffee shops, bars, boutiques, entertainment, parks, and neighborhood amenities. That proximity helps make the property attractive to renters who want the lifestyle and walkability of Elmwood and Allentown without paying the premium associated with being directly in those neighborhoods. For an investor, that means three existing income streams today, an opportunity to create additional value tomorrow, and a location that continues to benefit from the demand surrounding two of Buffalo’s most established urban neighborhoods. Whether you're looking to expand your portfolio or take on your next value-add project, this property deserves a look.

6 Beds ⋅ 4 Baths ⋅ B1717334 MLS

West Side investment gem with three good rents, accompanied by hard working tenants. This four unit property offers the kind of combination investors look for: income already in place, a value-add opportunity, and a location that puts you in the middle of some of Buffalo’s most desirable neighborhoods. Three apartments are currently rented, providing immediate rental income, while the fourth unit is vacant and ready for renovation giving the next owner an opportunity to improve the unit and potentially increase the property’s overall income. Location is a major part of the value here. Just steps from Elmwood Village and the Allentown District, this property puts tenants within easy reach of some of Buffalo’s best restaurants, coffee shops, bars, boutiques, entertainment, parks, and neighborhood amenities. That proximity helps make the property attractive to renters who want the lifestyle and walkability of Elmwood and Allentown without paying the premium associated with being directly in those neighborhoods. For an investor, that means three existing income streams today, an opportunity to create additional value tomorrow, and a location that continues to benefit from the demand surrounding two of Buffalo’s most established urban neighborhoods. Whether you're looking to expand your portfolio or take on your next value-add project, this property deserves a look.

116 Herkimer Street, Buffalo

$279,900

MUST SEE!!! SPACIOUS & beautifully appointed traditional Colonial; completely renovated, move-in ready & mere steps from the picturesque Niagara River and the attractions of Canalside and Downtown Buffalo. This open-concept, captivating home has an abundance of natural light with modern & elegant updates throughout and peacefully rests on a quiet street for refreshing morning strolls. Take your first steps through the front door into the generous living room featuring recessed lighting, crown molding, and original Oak hardwood floors flowing throughout opening into the formal dining room with a charming electric fireplace with brick surround, perfect for cozying up next to with a warm cup of coffee on brisk fall mornings. The kitchen has been attractively remodeled w/hardwood soft-close cabinetry, distinctive Quartz counters, LVP flooring, and honeycomb style backsplash while the full bathroom downstairs has tile flooring, a glass-enclosed tile surround shower with custom niche accent and rain shower head. Enjoy the three generous bedrooms and 2nd full bath upstairs, also with tile flooring and low-step entry, tile surround shower. Full walk-up attic with a finished room could be a potential 4th bedroom and makes for ample storage & ease of living. Impeccably kept w/luxurious finishes, this desirable home has remarkable updates including arch. shingle roof, gutters, windows, wood privacy fence, paint & landscaping all in 2026, Rheem HWT 2018, as well as updates to the electrical with low taxes & close to all conveniences! Showings start 9/30/2026. Open House Saturday, October 10th from 11:00 am-1:00 pm.

3 Beds ⋅ 2 Baths ⋅ B1717409 MLS

MUST SEE!!! SPACIOUS & beautifully appointed traditional Colonial; completely renovated, move-in ready & mere steps from the picturesque Niagara River and the attractions of Canalside and Downtown Buffalo. This open-concept, captivating home has an abundance of natural light with modern & elegant updates throughout and peacefully rests on a quiet street for refreshing morning strolls. Take your first steps through the front door into the generous living room featuring recessed lighting, crown molding, and original Oak hardwood floors flowing throughout opening into the formal dining room with a charming electric fireplace with brick surround, perfect for cozying up next to with a warm cup of coffee on brisk fall mornings. The kitchen has been attractively remodeled w/hardwood soft-close cabinetry, distinctive Quartz counters, LVP flooring, and honeycomb style backsplash while the full bathroom downstairs has tile flooring, a glass-enclosed tile surround shower with custom niche accent and rain shower head. Enjoy the three generous bedrooms and 2nd full bath upstairs, also with tile flooring and low-step entry, tile surround shower. Full walk-up attic with a finished room could be a potential 4th bedroom and makes for ample storage & ease of living. Impeccably kept w/luxurious finishes, this desirable home has remarkable updates including arch. shingle roof, gutters, windows, wood privacy fence, paint & landscaping all in 2026, Rheem HWT 2018, as well as updates to the electrical with low taxes & close to all conveniences! Showings start 9/30/2026. Open House Saturday, October 10th from 11:00 am-1:00 pm.

49 Massachusetts Avenue, Buffalo

$259,900

Rare 4-unit opportunity on Buffalo's lower west side near the Peace Bridge. 2 detached homes on one parcel with income in place and major upside potential in the rear home. Both homes had a full tear off roof completed in 2014. The front house is full of architectural detail inside and out along with a more recent paint job, the exterior is virtually maintenance free. Both units in the front house sport 2 bedrooms, with in-unit laundry and exterior covered porches. Original hardwood floors and molding run through most of the space. The rear home is down to the studs and in need of a full rehab. The front house's income can carry the property while renovations take place in the rear. Conventional financing and rehab loans will be entertained.

4 Beds ⋅ 2 Baths ⋅ B1716469 MLS

Rare 4-unit opportunity on Buffalo's lower west side near the Peace Bridge. 2 detached homes on one parcel with income in place and major upside potential in the rear home. Both homes had a full tear off roof completed in 2014. The front house is full of architectural detail inside and out along with a more recent paint job, the exterior is virtually maintenance free. Both units in the front house sport 2 bedrooms, with in-unit laundry and exterior covered porches. Original hardwood floors and molding run through most of the space. The rear home is down to the studs and in need of a full rehab. The front house's income can carry the property while renovations take place in the rear. Conventional financing and rehab loans will be entertained.

555 7th Street, Buffalo

$175,000

This newly constructed home features 2 bedrooms, 1 bath, and brand-new appliances—perfect for first-timebuyers or those continuing their homeownership journey. Thoughtfully designed for modern living, the home offers comfort, efficiency, and a functional one-story layout. Located on a neighborhood street with convenient access to public transportation, this property provides both accessibility and a strong sense of community. PLEASE READ CAREFULLY: This is an income-restricted, owner-occupied opportunity. Buyers must meet program eligibility requirements including a gross household income of $81,960 or less, and total household assets of less than $100,000. This home is currently available on a first-come, first-served basis. The purchase price of$175,000 is fixed and is not negotiable. The first applicant who meets all eligibility requirements and submits required documentation will be given the opportunity to purchase the home. Taxes are estimated based on a$175,000 sale price and 2027 City of Buffalo and Erie County tax rates. Building Buffalo Roots is a public partnership between the City of Buffalo, Erie County, and the region’s LandBank (BENLIC), to build new homes on vacant lots – expanding homeownership opportunities & strengthening neighborhoods. DELAYED SHOWINGS: Showings begin Sept. 12, 2026 at 11 AM. Applications/offers begin Sept. 12, 2026 at 2 PM.

2 Beds ⋅ 1 Baths ⋅ B1711839 MLS

This newly constructed home features 2 bedrooms, 1 bath, and brand-new appliances—perfect for first-timebuyers or those continuing their homeownership journey. Thoughtfully designed for modern living, the home offers comfort, efficiency, and a functional one-story layout. Located on a neighborhood street with convenient access to public transportation, this property provides both accessibility and a strong sense of community. PLEASE READ CAREFULLY: This is an income-restricted, owner-occupied opportunity. Buyers must meet program eligibility requirements including a gross household income of $81,960 or less, and total household assets of less than $100,000. This home is currently available on a first-come, first-served basis. The purchase price of$175,000 is fixed and is not negotiable. The first applicant who meets all eligibility requirements and submits required documentation will be given the opportunity to purchase the home. Taxes are estimated based on a$175,000 sale price and 2027 City of Buffalo and Erie County tax rates. Building Buffalo Roots is a public partnership between the City of Buffalo, Erie County, and the region’s LandBank (BENLIC), to build new homes on vacant lots – expanding homeownership opportunities & strengthening neighborhoods. DELAYED SHOWINGS: Showings begin Sept. 12, 2026 at 11 AM. Applications/offers begin Sept. 12, 2026 at 2 PM.

226 Maryland Street, Buffalo

$999,000

Spectacular end-unit city townhome featuring stunning finishes and exceptional spaces for hosting family and friends. Gleaming hardwood floors, beautiful paint selections, and neutral décor create a truly move-in-ready home. The first floor offers a versatile bedroom currently used as a den, a lovely full bath, a dining area, and a gorgeous great room highlighted by a glamorous fireplace and wet bar. The bright white kitchen makes entertaining effortless with abundant cabinetry and counter space, top-of-the-line appliances, a breakfast bar, and a walk-in pantry. The second floor includes nicely sized bedrooms, including a wonderful primary suite with double closets and an en-suite bath. A covered patio provides the perfect spot for al-fresco dining and relaxing outdoors. Expansive storage, a fabulous floor plan, and a prime location just minutes from hospitals, dining, galleries, and the airport. Luxury living with minimal maintenance. I'd like to Welcome you to your home!

3 Beds ⋅ 3 Baths ⋅ B1709489 MLS

Spectacular end-unit city townhome featuring stunning finishes and exceptional spaces for hosting family and friends. Gleaming hardwood floors, beautiful paint selections, and neutral décor create a truly move-in-ready home. The first floor offers a versatile bedroom currently used as a den, a lovely full bath, a dining area, and a gorgeous great room highlighted by a glamorous fireplace and wet bar. The bright white kitchen makes entertaining effortless with abundant cabinetry and counter space, top-of-the-line appliances, a breakfast bar, and a walk-in pantry. The second floor includes nicely sized bedrooms, including a wonderful primary suite with double closets and an en-suite bath. A covered patio provides the perfect spot for al-fresco dining and relaxing outdoors. Expansive storage, a fabulous floor plan, and a prime location just minutes from hospitals, dining, galleries, and the airport. Luxury living with minimal maintenance. I'd like to Welcome you to your home!

59 Ojibwa Circle, Buffalo

$999,000

Spectacular end-unit city townhome featuring stunning finishes and exceptional spaces for hosting family and friends. Gleaming hardwood floors, beautiful paint selections, and neutral décor create a truly move-in-ready home. The first floor offers a versatile bedroom currently used as a den, a lovely full bath, a dining area, and a gorgeous great room highlighted by a glamorous fireplace and wet bar. The bright white kitchen makes entertaining effortless with abundant cabinetry and counter space, top-of-the-line appliances, a breakfast bar, and a walk-in pantry. The second floor includes nicely sized bedrooms, including a wonderful primary suite with double closets and an en-suite bath. A covered patio provides the perfect spot for al-fresco dining and relaxing outdoors. Expansive storage, a fabulous floor plan, and a prime location just minutes from hospitals, dining, galleries, and the airport. Luxury living with minimal maintenance. I'd like to Welcome you to your home!

3 Beds ⋅ 3 Baths ⋅ B1709449 MLS

Spectacular end-unit city townhome featuring stunning finishes and exceptional spaces for hosting family and friends. Gleaming hardwood floors, beautiful paint selections, and neutral décor create a truly move-in-ready home. The first floor offers a versatile bedroom currently used as a den, a lovely full bath, a dining area, and a gorgeous great room highlighted by a glamorous fireplace and wet bar. The bright white kitchen makes entertaining effortless with abundant cabinetry and counter space, top-of-the-line appliances, a breakfast bar, and a walk-in pantry. The second floor includes nicely sized bedrooms, including a wonderful primary suite with double closets and an en-suite bath. A covered patio provides the perfect spot for al-fresco dining and relaxing outdoors. Expansive storage, a fabulous floor plan, and a prime location just minutes from hospitals, dining, galleries, and the airport. Luxury living with minimal maintenance. I'd like to Welcome you to your home!

59 Ojibwa Circle, Buffalo

$230,000

Excellent investment opportunity in Buffalo! This 2-unit property is currently fully tenant occupied, offering immediate rental income for its next owner. The home features a spacious 3-bedroom, 1-bath lower unit and a 1-bedroom, 1-bath upper unit, providing flexible living arrangements and strong rental potential. Both units feature a combination of hardwood and vinyl flooring, with appliances included for added convenience. Each unit also has access to separate laundry hookups, a great feature for tenants. Outside, you'll find a fully fenced backyard, providing private outdoor space to enjoy. Whether you're looking to expand your investment portfolio or add a multi-family property with tenants already in place, 47 Lakeview is ready for its next owner!

4 Beds ⋅ 2 Baths ⋅ B1709007 MLS

Excellent investment opportunity in Buffalo! This 2-unit property is currently fully tenant occupied, offering immediate rental income for its next owner. The home features a spacious 3-bedroom, 1-bath lower unit and a 1-bedroom, 1-bath upper unit, providing flexible living arrangements and strong rental potential. Both units feature a combination of hardwood and vinyl flooring, with appliances included for added convenience. Each unit also has access to separate laundry hookups, a great feature for tenants. Outside, you'll find a fully fenced backyard, providing private outdoor space to enjoy. Whether you're looking to expand your investment portfolio or add a multi-family property with tenants already in place, 47 Lakeview is ready for its next owner!

47 Lakeview Avenue, Buffalo

$21,900

Excellent development opportunity at 163 10th Street in the City of Buffalo! This 4,180 sq. ft. residential vacant lot is situated in an area experiencing exciting new development and is surrounded by newly constructed duplexes, making it an attractive opportunity for builders and investors. Located just minutes from Downtown Buffalo with convenient access to nearby amenities, restaurants, public transportation, and major roadways. Bring your vision and take advantage of the growth happening in the surrounding neighborhood.

B1707208 MLS

Excellent development opportunity at 163 10th Street in the City of Buffalo! This 4,180 sq. ft. residential vacant lot is situated in an area experiencing exciting new development and is surrounded by newly constructed duplexes, making it an attractive opportunity for builders and investors. Located just minutes from Downtown Buffalo with convenient access to nearby amenities, restaurants, public transportation, and major roadways. Bring your vision and take advantage of the growth happening in the surrounding neighborhood.

163 10th Street, Buffalo

$389,000

Excellent investment opportunity in Buffalo’s desirable Lower West Side! This unique multi-unit property features two buildings on one lot with a total of five units, offering tremendous potential for investors or owner-occupants looking to generate rental income. Three of the five units are currently suitable for occupancy, while the remaining two provide an opportunity for renovation and added value. With multiple income-producing possibilities and room to increase the property’s overall potential, this is a great opportunity to build your portfolio or live on-site while generating rental income. Bring your vision and take advantage of all this versatile property has to offer!

4 Beds ⋅ 3 Baths ⋅ B1705358 MLS

Excellent investment opportunity in Buffalo’s desirable Lower West Side! This unique multi-unit property features two buildings on one lot with a total of five units, offering tremendous potential for investors or owner-occupants looking to generate rental income. Three of the five units are currently suitable for occupancy, while the remaining two provide an opportunity for renovation and added value. With multiple income-producing possibilities and room to increase the property’s overall potential, this is a great opportunity to build your portfolio or live on-site while generating rental income. Bring your vision and take advantage of all this versatile property has to offer!

87 Plymouth Avenue, Buffalo

$700,000

Exceptional opportunity to acquire an investment portfolio in the heart of Buffalo's thriving West Side. This package includes 9 residential apartments, 1 mixed use commercial storefront, and 1 adjacent vacant lot, offering immediate upside in an area supported by multiple income producing opportunities. The residential mix consists of 3 one bedroom apartments, 4 two bedroom apartments, and 2 three bedroom apartments on the same block of the same street, providing a diverse unit mix that appeals to a broad tenant base. All units are currently vacant, giving the next owner the flexibility to renovate, lease, or reposition the property on their own terms while maximizing rental income from day one. The portfolio also includes a commercial storefront ready for its next business venture, creating an additional income stream in a neighborhood experiencing continued investment and growth. The included vacant lot presents even more potential for future development, expanded parking, outdoor amenities, or additional value creation, subject to municipal approvals. Ideally located near D'Youville University, Elmwood Village, Allentown, Downtown Buffalo, the Niagara Street corridor, and the city's waterfront, these properties benefit from strong rental demand and convenient access to restaurants, shops, entertainment, public transportation, and major employers. Whether you are looking to expand an existing portfolio, complete a 1031 exchange, or establish a significant presence in one of Buffalo's highest potential investment neighborhoods, this package offers scale, flexibility, and long term appreciation potential. With vacant units ready to generate cash flow on your terms and value add opportunities throughout, this is a rare chance to secure a substantial income producing portfolio in an area defined by growth and opportunity.

9 Beds ⋅ B1700255 MLS

Exceptional opportunity to acquire an investment portfolio in the heart of Buffalo's thriving West Side. This package includes 9 residential apartments, 1 mixed use commercial storefront, and 1 adjacent vacant lot, offering immediate upside in an area supported by multiple income producing opportunities. The residential mix consists of 3 one bedroom apartments, 4 two bedroom apartments, and 2 three bedroom apartments on the same block of the same street, providing a diverse unit mix that appeals to a broad tenant base. All units are currently vacant, giving the next owner the flexibility to renovate, lease, or reposition the property on their own terms while maximizing rental income from day one. The portfolio also includes a commercial storefront ready for its next business venture, creating an additional income stream in a neighborhood experiencing continued investment and growth. The included vacant lot presents even more potential for future development, expanded parking, outdoor amenities, or additional value creation, subject to municipal approvals. Ideally located near D'Youville University, Elmwood Village, Allentown, Downtown Buffalo, the Niagara Street corridor, and the city's waterfront, these properties benefit from strong rental demand and convenient access to restaurants, shops, entertainment, public transportation, and major employers. Whether you are looking to expand an existing portfolio, complete a 1031 exchange, or establish a significant presence in one of Buffalo's highest potential investment neighborhoods, this package offers scale, flexibility, and long term appreciation potential. With vacant units ready to generate cash flow on your terms and value add opportunities throughout, this is a rare chance to secure a substantial income producing portfolio in an area defined by growth and opportunity.

45 York Street, Buffalo

$252,000

B1699639 MLS

43 York Street, Buffalo

$252,000

Discover a rare mixed use investment opportunity in the heart of Buffalo's thriving West Side. Fully vacant and easy to show, 43 York Street is ready for its next owner to customize, lease, or occupy. The property features four total units, including three residential apartments consisting of two spacious three bedroom units, one with 1.5 baths, one additional three bedroom unit, one one bedroom apartment, and a commercial storefront ready to welcome a new business into the neighborhood. Also included in the sale is the adjacent 0.05 acre lot at 45 York Street, creating added flexibility and long term value with potential for additional parking, outdoor space, or future redevelopment. With multiple income streams, commercial exposure, and additional land, this property offers exceptional upside for investors seeking to maximize returns. Located near D'Youville University, Front Park, and downtown Buffalo, the property benefits from strong rental demand and continued neighborhood revitalization. This is more than an investment property. It is an opportunity to own a mixed use asset with additional land in one of Buffalo's fastest growing neighborhoods.

7 Beds ⋅ 5 Baths ⋅ B1699638 MLS

Discover a rare mixed use investment opportunity in the heart of Buffalo's thriving West Side. Fully vacant and easy to show, 43 York Street is ready for its next owner to customize, lease, or occupy. The property features four total units, including three residential apartments consisting of two spacious three bedroom units, one with 1.5 baths, one additional three bedroom unit, one one bedroom apartment, and a commercial storefront ready to welcome a new business into the neighborhood. Also included in the sale is the adjacent 0.05 acre lot at 45 York Street, creating added flexibility and long term value with potential for additional parking, outdoor space, or future redevelopment. With multiple income streams, commercial exposure, and additional land, this property offers exceptional upside for investors seeking to maximize returns. Located near D'Youville University, Front Park, and downtown Buffalo, the property benefits from strong rental demand and continued neighborhood revitalization. This is more than an investment property. It is an opportunity to own a mixed use asset with additional land in one of Buffalo's fastest growing neighborhoods.

43 York Street, Buffalo

$249,000

Rare opportunity to own a fully vacant four unit investment or owner-occupied property on Buffalo's growing West Side. Easy to show and ready for its next owner, this property offers immediate value add potential with the flexibility to renovate, lease, or owner occupy. A brand new roof provides added peace of mind and long term value. Located near D'Youville University and Front Park, the property benefits from strong rental demand and continued neighborhood growth. One bedroom units were previously rented for $900 per month and have the potential to achieve approximately $1,100-$1,200 per month. Two bedroom units were previously rented for $1,100 per month and could command rents approaching $1,500 per month. An excellent opportunity to maximize cash flow and expand your portfolio in one of Buffalo's fastest growing neighborhoods.

6 Beds ⋅ 4 Baths ⋅ B1699633 MLS

Rare opportunity to own a fully vacant four unit investment or owner-occupied property on Buffalo's growing West Side. Easy to show and ready for its next owner, this property offers immediate value add potential with the flexibility to renovate, lease, or owner occupy. A brand new roof provides added peace of mind and long term value. Located near D'Youville University and Front Park, the property benefits from strong rental demand and continued neighborhood growth. One bedroom units were previously rented for $900 per month and have the potential to achieve approximately $1,100-$1,200 per month. Two bedroom units were previously rented for $1,100 per month and could command rents approaching $1,500 per month. An excellent opportunity to maximize cash flow and expand your portfolio in one of Buffalo's fastest growing neighborhoods.

59 York Street, Buffalo

$359,000

Turnkey, Fully Renovated 2-unit located just outside the Allentown Historic District, one block from Elmwood Ave and minutes to Downtown Buffalo and the Buffalo Niagara Medical Campus. An outstanding opportunity for investors or owner-occupants looking to offset their mortgage with rental income. Each unit offers market rent potential of $1,650/month, providing approximately $39,600 in annual gross income at full occupancy. Separately metered utilities and low annual taxes of approximately $2,093.00 help keep operating costs attractive.The upper unit is available September 1, creating an excellent owner-occupant opportunity, while the lower is currently rented at $1,650/month through January 1.Completely renovated to the studs in 2024 by Lamparelli Construction with floor plans by Akos Architects, this property delivers quality finishes and extensive mechanical and structural improvements. Each spacious 2-bedroom unit features an open-concept living area with electric fireplace, primary bedroom with walk-in closet, and designer eat-in kitchen with quartz countertops, tile backsplash, custom cabinetry, center island with seating and new stainless steel appliances. Beautifully updated baths feature tile showers, marble flooring, glass doors and LED-mirror vanities. Each unit also includes private in-unit laundry with cabinetry and quartz counters.Additional improvements include new luxury vinyl plank flooring, drywall, insulation, interior doors and LED lighting; high-efficiency furnaces with central air; hot water tanks; electrical panels; Z-Wave smart thermostats; and hardwired Ring doorbells/cameras. Major underground improvements include new drain and sewer lines extending to the city main plus new vent stack.Exterior upgrades include a full tear-off roof, newer windows, vinyl siding, aluminum trim, smart-lock exterior doors, new concrete porch/walkways and rebuilt exterior staircase/railings. Enjoy a private fully fenced rear patio, clean full basement and full attic for additional storage.Exceptional location near Allentown, Elmwood Village, Chippewa, Downtown and the Medical Campus. FHA & VA eligible. A Must See To Appreciate! Open House 8-23-26 @12-3pm

4 Beds ⋅ 2 Baths ⋅ B1699378 MLS

Turnkey, Fully Renovated 2-unit located just outside the Allentown Historic District, one block from Elmwood Ave and minutes to Downtown Buffalo and the Buffalo Niagara Medical Campus. An outstanding opportunity for investors or owner-occupants looking to offset their mortgage with rental income. Each unit offers market rent potential of $1,650/month, providing approximately $39,600 in annual gross income at full occupancy. Separately metered utilities and low annual taxes of approximately $2,093.00 help keep operating costs attractive.The upper unit is available September 1, creating an excellent owner-occupant opportunity, while the lower is currently rented at $1,650/month through January 1.Completely renovated to the studs in 2024 by Lamparelli Construction with floor plans by Akos Architects, this property delivers quality finishes and extensive mechanical and structural improvements. Each spacious 2-bedroom unit features an open-concept living area with electric fireplace, primary bedroom with walk-in closet, and designer eat-in kitchen with quartz countertops, tile backsplash, custom cabinetry, center island with seating and new stainless steel appliances. Beautifully updated baths feature tile showers, marble flooring, glass doors and LED-mirror vanities. Each unit also includes private in-unit laundry with cabinetry and quartz counters.Additional improvements include new luxury vinyl plank flooring, drywall, insulation, interior doors and LED lighting; high-efficiency furnaces with central air; hot water tanks; electrical panels; Z-Wave smart thermostats; and hardwired Ring doorbells/cameras. Major underground improvements include new drain and sewer lines extending to the city main plus new vent stack.Exterior upgrades include a full tear-off roof, newer windows, vinyl siding, aluminum trim, smart-lock exterior doors, new concrete porch/walkways and rebuilt exterior staircase/railings. Enjoy a private fully fenced rear patio, clean full basement and full attic for additional storage.Exceptional location near Allentown, Elmwood Village, Chippewa, Downtown and the Medical Campus. FHA & VA eligible. A Must See To Appreciate! Open House 8-23-26 @12-3pm

286 Carolina Street, Buffalo

$430,000

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

7 Beds ⋅ 2 Baths ⋅ B1698263 MLS

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

364 Potomac Avenue, Buffalo

$259,900

Amazing Investment opportunity! Located in the heart of Buffalo’s West Side, this spacious triplex offers an incredible opportunity for investors or owner-occupants looking to generate rental income while building long-term equity. Situated just minutes from the restaurants and shops along Grant Street, the Elmwood Village, Delaware Park, and Buffalo State University, this property provides convenient access to some of Buffalo’s most popular destinations, making it an attractive location for tenants. The building features three residential units, new furnaces and hot water tanks, a rare 4-car garage, off-street parking, and plenty of potential to increase value and rental income over time. Whether you’re adding to your investment portfolio or taking advantage of owner-occupied financing, this multifamily property offers flexibility and opportunity in one of Buffalo’s most convenient neighborhoods!

4 Beds ⋅ 4 Baths ⋅ B1696011 MLS

Amazing Investment opportunity! Located in the heart of Buffalo’s West Side, this spacious triplex offers an incredible opportunity for investors or owner-occupants looking to generate rental income while building long-term equity. Situated just minutes from the restaurants and shops along Grant Street, the Elmwood Village, Delaware Park, and Buffalo State University, this property provides convenient access to some of Buffalo’s most popular destinations, making it an attractive location for tenants. The building features three residential units, new furnaces and hot water tanks, a rare 4-car garage, off-street parking, and plenty of potential to increase value and rental income over time. Whether you’re adding to your investment portfolio or taking advantage of owner-occupied financing, this multifamily property offers flexibility and opportunity in one of Buffalo’s most convenient neighborhoods!

610 Fargo Avenue, Buffalo

$135,000

Welcome to 214 Rhode Island Street, Buffalo, NY 14213—a solid two-unit property offering a great opportunity for both investors and owner-occupants. Second unit was added with additional around 400 sqft making it extra one bedroom apartment for income or to live in The property features two separate units. Located on Buffalo's desirable West Side, this property is just minutes from downtown Buffalo, the Elmwood Village, the Niagara Street corridor, local restaurants, shops, parks, and public transportation. Its convenient location provides easy access to major commuting routes and neighborhood amenities. Whether you're looking to expand your investment portfolio or live in one unit while generating rental income from the other, 214 Rhode Island Street offers excellent value, strong income potential, and the opportunity to build equity in one of Buffalo's established neighborhoods. Tax records state 1376 square feet. Seller state this is 1510 square feet.

4 Beds ⋅ 2 Baths ⋅ B1690784 MLS

Welcome to 214 Rhode Island Street, Buffalo, NY 14213—a solid two-unit property offering a great opportunity for both investors and owner-occupants. Second unit was added with additional around 400 sqft making it extra one bedroom apartment for income or to live in The property features two separate units. Located on Buffalo's desirable West Side, this property is just minutes from downtown Buffalo, the Elmwood Village, the Niagara Street corridor, local restaurants, shops, parks, and public transportation. Its convenient location provides easy access to major commuting routes and neighborhood amenities. Whether you're looking to expand your investment portfolio or live in one unit while generating rental income from the other, 214 Rhode Island Street offers excellent value, strong income potential, and the opportunity to build equity in one of Buffalo's established neighborhoods. Tax records state 1376 square feet. Seller state this is 1510 square feet.

214 Rhode Island Street, Buffalo

$399,900

Experience the best of Buffalo waterfront living at 339 Lakefront Blvd. This beautifully updated end-unit condo combines modern upgrades, low-maintenance living, and an unbeatable location just minutes from downtown Buffalo and Canalside. Exceptional recent improvements include a fully renovated kitchen and powder room, new roof, and stunning Trex decking on the front entry stairs, front deck, and back deck. The heated garage features a new garage door and epoxy floor, adding both function and style. Enjoy views of the waterfront right from the front deck — the perfect spot for morning coffee or relaxing evenings. The desirable end-unit location offers added privacy and inviting outdoor spaces ideal for entertaining. With quick thruway access and close proximity to Buffalo’s dining, entertainment, and waterfront attractions, this move-in ready condo delivers the perfect mix of comfort, style, and convenience.

2 Beds ⋅ 3 Baths ⋅ B1682587 MLS

Experience the best of Buffalo waterfront living at 339 Lakefront Blvd. This beautifully updated end-unit condo combines modern upgrades, low-maintenance living, and an unbeatable location just minutes from downtown Buffalo and Canalside. Exceptional recent improvements include a fully renovated kitchen and powder room, new roof, and stunning Trex decking on the front entry stairs, front deck, and back deck. The heated garage features a new garage door and epoxy floor, adding both function and style. Enjoy views of the waterfront right from the front deck — the perfect spot for morning coffee or relaxing evenings. The desirable end-unit location offers added privacy and inviting outdoor spaces ideal for entertaining. With quick thruway access and close proximity to Buffalo’s dining, entertainment, and waterfront attractions, this move-in ready condo delivers the perfect mix of comfort, style, and convenience.

339 Lakefront Boulevard, Buffalo

$164,900

Investor Special – Victorian Queen Anne mix style Historic Single Family Home in Downtown Buffalo! Located in a beautiful historic neighborhood in downtown Buffalo, this spacious single-family home offers nearly 3,000 sq feet of living space, featuring 6 bedrooms and 3 full bathrooms. The first floor includes a home office and library, a large bedroom, a full bathroom, a bar area, and expansive living and dining rooms with high cellings, showcasing original woodwork. The layout opens to the kitchen, which overlooks a large patio and backyard. Elegant French doors provide direct access to the outdoor space—perfect for entertaining. The second floor offers 5 additional bedrooms, an extra-large laundry room, and 2 full bathrooms. The Full and large basement includes force air heat and gas water heater, the backyard is fully fenced. This property is an investor special and offers a great opportunity to restore a magnificent home to its full potential. The house requires a new roof, electrical updates, and additional interior and exterior renovations. Ideal for a homeowner looking to customize their dream home or for an investor seeking a high-upside project in a prime downtown location. The property is currently under housing court violations. Please refer to private remarks for additional details. Violation list available. Bring your contractor, your vision, and your highest offer—this one won’t last.

6 Beds ⋅ 3 Baths ⋅ B1680270 MLS

Investor Special – Victorian Queen Anne mix style Historic Single Family Home in Downtown Buffalo! Located in a beautiful historic neighborhood in downtown Buffalo, this spacious single-family home offers nearly 3,000 sq feet of living space, featuring 6 bedrooms and 3 full bathrooms. The first floor includes a home office and library, a large bedroom, a full bathroom, a bar area, and expansive living and dining rooms with high cellings, showcasing original woodwork. The layout opens to the kitchen, which overlooks a large patio and backyard. Elegant French doors provide direct access to the outdoor space—perfect for entertaining. The second floor offers 5 additional bedrooms, an extra-large laundry room, and 2 full bathrooms. The Full and large basement includes force air heat and gas water heater, the backyard is fully fenced. This property is an investor special and offers a great opportunity to restore a magnificent home to its full potential. The house requires a new roof, electrical updates, and additional interior and exterior renovations. Ideal for a homeowner looking to customize their dream home or for an investor seeking a high-upside project in a prime downtown location. The property is currently under housing court violations. Please refer to private remarks for additional details. Violation list available. Bring your contractor, your vision, and your highest offer—this one won’t last.

86 Prospect Avenue, Buffalo

$999,900

Turnkey 8 unit investment opportunity in the heart of Buffalo’s West Side! 227 14th Street consists of two separate buildings on one lot, offering a total of eight fully rented, income producing apartments. All units were updated prior to current tenancy, featuring modernized kitchens, bathrooms, flooring, and finishes that help support strong rental demand and low maintenance ownership. Major capital improvements include newer roofs on both structures. Ideally located near popular West Side destinations including Augie’s, Southern Junction, and Breadhive Bakery & Cafe, with easy access to downtown Buffalo, Elmwood Village, and the Niagara Street corridor. A strong cash flowing asset with immediate income and long term upside potential.

8 Beds ⋅ B1679694 MLS

Turnkey 8 unit investment opportunity in the heart of Buffalo’s West Side! 227 14th Street consists of two separate buildings on one lot, offering a total of eight fully rented, income producing apartments. All units were updated prior to current tenancy, featuring modernized kitchens, bathrooms, flooring, and finishes that help support strong rental demand and low maintenance ownership. Major capital improvements include newer roofs on both structures. Ideally located near popular West Side destinations including Augie’s, Southern Junction, and Breadhive Bakery & Cafe, with easy access to downtown Buffalo, Elmwood Village, and the Niagara Street corridor. A strong cash flowing asset with immediate income and long term upside potential.

227 14th Street, Buffalo

$205,000

This newly constructed home features 3 bedrooms, 1.5 baths, and brand-new appliances—perfect for first-time buyers or those continuing their homeownership journey. Thoughtfully designed for modern living, the home offers comfort, efficiency, and a functional two-story layout. Located on a neighborhood street with convenient access to public transportation, this property provides both accessibility and a strong sense of community. PLEASE READ CAREFULLY: This is an income-restricted, owner-occupied opportunity. Buyers must meet program eligibility requirements including a gross household income of $81,960 or less, and total household assets of less than $100,000. This home is currently available on a first-come, first-served basis. The purchase price of $205,000 is fixed and is not negotiable. The first applicant who meets all eligibility requirements and submits required documentation will be given the opportunity to purchase the home. Taxes are estimated based on a $205,000 sale price and 2027 City of Buffalo and Erie County tax rates. Building Buffalo Roots is a public partnership between the City of Buffalo, Erie County, and the region’s LandBank (BENLIC), to build new homes on vacant lots – expanding homeownership opportunities & strengthening neighborhoods

3 Beds ⋅ 2 Baths ⋅ B1667202 MLS

This newly constructed home features 3 bedrooms, 1.5 baths, and brand-new appliances—perfect for first-time buyers or those continuing their homeownership journey. Thoughtfully designed for modern living, the home offers comfort, efficiency, and a functional two-story layout. Located on a neighborhood street with convenient access to public transportation, this property provides both accessibility and a strong sense of community. PLEASE READ CAREFULLY: This is an income-restricted, owner-occupied opportunity. Buyers must meet program eligibility requirements including a gross household income of $81,960 or less, and total household assets of less than $100,000. This home is currently available on a first-come, first-served basis. The purchase price of $205,000 is fixed and is not negotiable. The first applicant who meets all eligibility requirements and submits required documentation will be given the opportunity to purchase the home. Taxes are estimated based on a $205,000 sale price and 2027 City of Buffalo and Erie County tax rates. Building Buffalo Roots is a public partnership between the City of Buffalo, Erie County, and the region’s LandBank (BENLIC), to build new homes on vacant lots – expanding homeownership opportunities & strengthening neighborhoods

262 Whitney Place, Buffalo

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