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Seller willing to consider offers between $149,900 and $249,900. Updated 4 Bedroom in South Buffalo! Welcome to 24 Juniata Place, where the heavy lifting is already done. Brand new flooring runs throughout the entire home, the kitchen wears all new cabinets, and the first floor bathroom has been completely redone. Bring your furniture and start living! 1,680 square feet. Four bedrooms, two full baths, nine rooms total. A first floor bedroom and full bath make single level living a real option, with three more bedrooms and a second full bath upstairs. The room to grow does not stop there. Full basement with rec room space below. Partially finished attic with stair access above. Bonus square footage waiting on your ideas! Cook in a kitchen with a pantry and gas range. Forced air gas heat, gas hot water, public water and sewer. Blacktop driveway for easy off-street parking. Out back, the fully fenced yard is private and ready for the garden, patio, or fire pit you have been picturing. All of it on a quiet dead-end street, minutes from Cazenovia Park, the shops and restaurants of Clinton Street, and the highways that get you anywhere in WNY. Homes like this do not sit long in South Buffalo!

4 Beds ⋅ 2 Baths ⋅ B1723353 MLS

Seller willing to consider offers between $149,900 and $249,900. Updated 4 Bedroom in South Buffalo! Welcome to 24 Juniata Place, where the heavy lifting is already done. Brand new flooring runs throughout the entire home, the kitchen wears all new cabinets, and the first floor bathroom has been completely redone. Bring your furniture and start living! 1,680 square feet. Four bedrooms, two full baths, nine rooms total. A first floor bedroom and full bath make single level living a real option, with three more bedrooms and a second full bath upstairs. The room to grow does not stop there. Full basement with rec room space below. Partially finished attic with stair access above. Bonus square footage waiting on your ideas! Cook in a kitchen with a pantry and gas range. Forced air gas heat, gas hot water, public water and sewer. Blacktop driveway for easy off-street parking. Out back, the fully fenced yard is private and ready for the garden, patio, or fire pit you have been picturing. All of it on a quiet dead-end street, minutes from Cazenovia Park, the shops and restaurants of Clinton Street, and the highways that get you anywhere in WNY. Homes like this do not sit long in South Buffalo!

24 Juniata Place, Buffalo

$1,500,000

Excellent commercial investment opportunity on Niagara Falls Boulevard in Amherst, NY! This retail property offers outstanding visibility along a high-traffic commercial corridor, providing excellent exposure for businesses looking to establish or expand their presence. The property is partially occupied, offering potential for an investor seeking existing occupancy with additional leasing opportunities, subject to lease terms and availability. Conveniently located near surrounding retail businesses and amenities, this property offers a variety of possibilities for investors and owner-users. A great opportunity to own commercial real estate in a desirable Amherst location. Buyers to perform their own due diligence regarding zoning, permitted uses, and applicable approvals.

R1723596 MLS

Excellent commercial investment opportunity on Niagara Falls Boulevard in Amherst, NY! This retail property offers outstanding visibility along a high-traffic commercial corridor, providing excellent exposure for businesses looking to establish or expand their presence. The property is partially occupied, offering potential for an investor seeking existing occupancy with additional leasing opportunities, subject to lease terms and availability. Conveniently located near surrounding retail businesses and amenities, this property offers a variety of possibilities for investors and owner-users. A great opportunity to own commercial real estate in a desirable Amherst location. Buyers to perform their own due diligence regarding zoning, permitted uses, and applicable approvals.

1101 Niagara Falls Boulevard, Amherst

$189,900

2071 Harrison Avenue is looking for its new owner! Whether you're downsizing or looking for your first home, this home is priced to sell. Built in 1950, this very well maintained 3 bedroom, 1 bathroom ranch has been occupied by the same family since!! Located on a quiet street near the High School, this home has an open style floor plan that make it seem more spacious than the 1225 square feet it is listed as. Entering through the back door, a large 3 season room greets you with covered access to the large 2+ car garage. Up the three stairs, the bright eat-in kitchen welcomes you. The large living room is great for entertaining. All 3 bedrooms are good sized also. The central AC, furnace & hot water tank have been serviced and maintained and have plenty of life left in them. The roof is roughly 15 years old. This home is an estate so there is no Property Condition Disclosure Statement. The deep back yard is very private and perfect for summertime activities. Showings begin immediately. Bring your fresh ideas and imagination and make 2071 Harrison avenue your own.

3 Beds ⋅ 1 Baths ⋅ B1722532 MLS

2071 Harrison Avenue is looking for its new owner! Whether you're downsizing or looking for your first home, this home is priced to sell. Built in 1950, this very well maintained 3 bedroom, 1 bathroom ranch has been occupied by the same family since!! Located on a quiet street near the High School, this home has an open style floor plan that make it seem more spacious than the 1225 square feet it is listed as. Entering through the back door, a large 3 season room greets you with covered access to the large 2+ car garage. Up the three stairs, the bright eat-in kitchen welcomes you. The large living room is great for entertaining. All 3 bedrooms are good sized also. The central AC, furnace & hot water tank have been serviced and maintained and have plenty of life left in them. The roof is roughly 15 years old. This home is an estate so there is no Property Condition Disclosure Statement. The deep back yard is very private and perfect for summertime activities. Showings begin immediately. Bring your fresh ideas and imagination and make 2071 Harrison avenue your own.

2071 Harrison Avenue, North Collins

$849,900

NEW PHASE OF BIRDSONG! This is a To Be Built Home planned on a beautiful neighborhood street in Birdsong Estates. The Crestwood is a versatile home design that starts with exquisite architecture and hand selected materials including stone and board & batten on the front elevation. The open concept on the main level gives you space to cook, dine, relax, play and entertain—all at the same time, if you like. Large windows stream natural light into your home, filling the Great Room with “sunshine vitamin”. Just beyond the open living area, a large formal dining room extends your entertaining possibilities. The owner’s choice room off the foyer provides another opportunity: home office, fitness room, or something else? On the second level, the 4 bedrooms have been situated so that the entrances are spread apart to offer more privacy, an essential feature that can be overlooked in some floor plans. Your Primary Suite, which includes a dressing area, expansive Walk-In Closet, and a private bath retreat with both a free-standing soaking tub and 4'x4' tiled shower. The 3 additional bedrooms are also accompanied by a full bath.

4 Beds ⋅ 3 Baths ⋅ B1723134 MLS

NEW PHASE OF BIRDSONG! This is a To Be Built Home planned on a beautiful neighborhood street in Birdsong Estates. The Crestwood is a versatile home design that starts with exquisite architecture and hand selected materials including stone and board & batten on the front elevation. The open concept on the main level gives you space to cook, dine, relax, play and entertain—all at the same time, if you like. Large windows stream natural light into your home, filling the Great Room with “sunshine vitamin”. Just beyond the open living area, a large formal dining room extends your entertaining possibilities. The owner’s choice room off the foyer provides another opportunity: home office, fitness room, or something else? On the second level, the 4 bedrooms have been situated so that the entrances are spread apart to offer more privacy, an essential feature that can be overlooked in some floor plans. Your Primary Suite, which includes a dressing area, expansive Walk-In Closet, and a private bath retreat with both a free-standing soaking tub and 4'x4' tiled shower. The 3 additional bedrooms are also accompanied by a full bath.

55 Woodthrush Trail, Orchard Park

$369,900

Welcome to this beautifully refreshed spacious two-story home in the desirable Town of Tonawanda! Offering a wonderful blend of charm, comfort, and thoughtful updates, this spacious home features a welcoming living room with hardwood floors and a decorative fireplace, along with a formal dining room accented by beautiful hardwood flooring. The galley kitchen offers a convenient pantry and opens to a casual eating area adjacent to the inviting family room, complete with a cozy gas fireplace, convenient half bath and sliding glass door leading to an inviting back deck. A unique feature of this home is its two staircases! The main staircase leads from the living room to the second-floor bedrooms, while a second staircase from the family room provides direct access to the primary bedroom suite with its own private bath, featuring a newly installed shower. Recent improvements include fresh paint throughout, new closet doors, updated lighting in select areas, a freshly painted deck, newer windows throughout, and a young roof. All appliances are included for added convenience! Outside, enjoy the fenced backyard and deck, perfect for outdoor dining, entertaining, or simply relaxing. With its versatile floor plan, generous living spaces, charming details, and numerous updates, this inviting home is ready for its next chapter!

4 Beds ⋅ 3 Baths ⋅ B1723096 MLS

Welcome to this beautifully refreshed spacious two-story home in the desirable Town of Tonawanda! Offering a wonderful blend of charm, comfort, and thoughtful updates, this spacious home features a welcoming living room with hardwood floors and a decorative fireplace, along with a formal dining room accented by beautiful hardwood flooring. The galley kitchen offers a convenient pantry and opens to a casual eating area adjacent to the inviting family room, complete with a cozy gas fireplace, convenient half bath and sliding glass door leading to an inviting back deck. A unique feature of this home is its two staircases! The main staircase leads from the living room to the second-floor bedrooms, while a second staircase from the family room provides direct access to the primary bedroom suite with its own private bath, featuring a newly installed shower. Recent improvements include fresh paint throughout, new closet doors, updated lighting in select areas, a freshly painted deck, newer windows throughout, and a young roof. All appliances are included for added convenience! Outside, enjoy the fenced backyard and deck, perfect for outdoor dining, entertaining, or simply relaxing. With its versatile floor plan, generous living spaces, charming details, and numerous updates, this inviting home is ready for its next chapter!

25 Rye Place, Tonawanda

$199,000

11.6 Acre Shovel-ready Building Lot in North Amherst. Shovel-ready building lot in North Amherst offers 11.6 acres of space with a partially wooded setting. You will get the feel of country living in the Williamsville School district while still being minutes to 990 and UB, along with shopping and parks. The 1,360-foot deep lot has been permitted by the NY DEC and the US Army Corps of Engineers. The property backs to 460 feet of frontage on Ransom Creek, creating a wonderful backdrop for kayaking and time outdoors. Enjoy a peaceful stroll through the natural surroundings. Near the road entrance, there is a 25' by 50' sturdy barn, plus a gravel parking area. Water, electric, and natural gas are available at the street. Septic plan has been approved. Appointments are required to walk the property.

B1723379 MLS

11.6 Acre Shovel-ready Building Lot in North Amherst. Shovel-ready building lot in North Amherst offers 11.6 acres of space with a partially wooded setting. You will get the feel of country living in the Williamsville School district while still being minutes to 990 and UB, along with shopping and parks. The 1,360-foot deep lot has been permitted by the NY DEC and the US Army Corps of Engineers. The property backs to 460 feet of frontage on Ransom Creek, creating a wonderful backdrop for kayaking and time outdoors. Enjoy a peaceful stroll through the natural surroundings. Near the road entrance, there is a 25' by 50' sturdy barn, plus a gravel parking area. Water, electric, and natural gas are available at the street. Septic plan has been approved. Appointments are required to walk the property.

115 Smith Road, Amherst

$749,900

Built for convenience and multi-generational living!! Welcome to this incredible Natale ranch that is a Net Zero home in a Green Certified community, with a RARE 1 acre lot. Relatively low taxes, paired with the benefits of solar energy and geothermal heating, make living here extremely affordable AND healthier. This home was ADA designed with features including 36" interior doors, no step entry, first floor living and more. The basement offers in-law or guest suite potential with full walk-out access to the exterior. 2,780 Sq ft of finished living space encompassing 4 bedrooms and 3 full bathrooms, massive open living space with cathedral ceiling, expansive windows, and gas fireplace. The basement (693 sq ft of the finished space) offers 9' ceilings, the 4th bedroom with WIC & en suite bath. The unfinished portion houses floor to ceiling wine racks, and showcases the precast high density foundation that is insulated, chased for electric, and ready for drywall should you want to add more living space. Additional notes include: whole house air filtration, whole house water purification, and Andersen windows. The exterior flaunts curb appeal, has entertainment space on the deck and lower patios, and is fully fenced on the original lot boundaries. Behind the fence is a massive open space for whatever your heart desires, currently with a raised garden, new 12 x 16 shed and room to roam. This community has a pond with fountain, park area, gazebo, windmill powered street lights, and a 5 acre walking path in a conservation area. Williamsville School district. Quiet but stones throw from all the conveniences. Welcome home to 6790 Rivera Way!

4 Beds ⋅ 3 Baths ⋅ B1723249 MLS

Built for convenience and multi-generational living!! Welcome to this incredible Natale ranch that is a Net Zero home in a Green Certified community, with a RARE 1 acre lot. Relatively low taxes, paired with the benefits of solar energy and geothermal heating, make living here extremely affordable AND healthier. This home was ADA designed with features including 36" interior doors, no step entry, first floor living and more. The basement offers in-law or guest suite potential with full walk-out access to the exterior. 2,780 Sq ft of finished living space encompassing 4 bedrooms and 3 full bathrooms, massive open living space with cathedral ceiling, expansive windows, and gas fireplace. The basement (693 sq ft of the finished space) offers 9' ceilings, the 4th bedroom with WIC & en suite bath. The unfinished portion houses floor to ceiling wine racks, and showcases the precast high density foundation that is insulated, chased for electric, and ready for drywall should you want to add more living space. Additional notes include: whole house air filtration, whole house water purification, and Andersen windows. The exterior flaunts curb appeal, has entertainment space on the deck and lower patios, and is fully fenced on the original lot boundaries. Behind the fence is a massive open space for whatever your heart desires, currently with a raised garden, new 12 x 16 shed and room to roam. This community has a pond with fountain, park area, gazebo, windmill powered street lights, and a 5 acre walking path in a conservation area. Williamsville School district. Quiet but stones throw from all the conveniences. Welcome home to 6790 Rivera Way!

6790 Rivera Way, Clarence

$839,900

OTHER HOME DESIGNS AVAILABLE. Welcome to the Forbes Capretto's Newport! Timeless and classic accurately describes the charm that the Newport exudes. A sense of warmth and elegance is provided as you enter this home. Your attention is grabbed immediately by the view directly from the foyer through the great room. A private office with French doors and dining room are at the front of the house while the rear is filled with everyday living space. Your gourmet kitchen is spacious enough for two chefs and features a generous amount of quartz or granite counter space. Be sure to see the convenient butler's pantry and walk-in pantry. The bright and spacious sun room is set adjacent to the kitchen and offers easy access to the rear covered patio. The second floor primary suite boasts an adjoining spa bath and large walk-in closet. Three additional bedrooms, two bathrooms and a laundry room complete the 2nd floor.

4 Beds ⋅ 3 Baths ⋅ B1722073 MLS

OTHER HOME DESIGNS AVAILABLE. Welcome to the Forbes Capretto's Newport! Timeless and classic accurately describes the charm that the Newport exudes. A sense of warmth and elegance is provided as you enter this home. Your attention is grabbed immediately by the view directly from the foyer through the great room. A private office with French doors and dining room are at the front of the house while the rear is filled with everyday living space. Your gourmet kitchen is spacious enough for two chefs and features a generous amount of quartz or granite counter space. Be sure to see the convenient butler's pantry and walk-in pantry. The bright and spacious sun room is set adjacent to the kitchen and offers easy access to the rear covered patio. The second floor primary suite boasts an adjoining spa bath and large walk-in closet. Three additional bedrooms, two bathrooms and a laundry room complete the 2nd floor.

160 Sandywood Circle, Grand Island

$115,000

Welcome to 26 Edson!! Great Investment opportunity! This spacious two-family property has 3 bedrooms and 1 full bathroom in both the lower and upper unit. This property presents an excellent opportunity for investors looking to expand their portfolio or owner-occupants seeking potential rental income. This property is conveniently located in South Buffalo, with access to local amenities, shopping, dining, and major roadways, bring your vision and explore the possibilities this property has to offer.

6 Beds ⋅ 2 Baths ⋅ B1723513 MLS

Welcome to 26 Edson!! Great Investment opportunity! This spacious two-family property has 3 bedrooms and 1 full bathroom in both the lower and upper unit. This property presents an excellent opportunity for investors looking to expand their portfolio or owner-occupants seeking potential rental income. This property is conveniently located in South Buffalo, with access to local amenities, shopping, dining, and major roadways, bring your vision and explore the possibilities this property has to offer.

26 Edson Street, Buffalo

$219,000

Welcome to 1380 Maple Road, Unit 8, a beautifully updated condo in the desirable Oakbrook community. This bright and inviting home features 2 spacious bedrooms, 1 full and 1 half bath , an updated kitchen with new stainless steel appliances and a wonderful open living dining area . Both bathrooms have been beautifully updated with Kohler fixtures , high end flooring and vanities . Fresh paint throughout and a Nest smart thermostat. Enjoy the convenience of a washer and dryer included, offering in-unit laundry, plus your own private basement storage space. Oakbrook is one of Amherst's most sought-after communities known for its beautifully kept grounds, and outstanding amenities, including a pool, tennis courts, clubhouse and walking paths. Located just minutes from Transit Rd, UB, shops, restaurants, parks and everything Amherst has to offer. Top rated Williamsville schools. Maple East elementary, Transit Middle and East Fresh, modern, and ready to welcome its new owner!

2 Beds ⋅ 2 Baths ⋅ B1723451 MLS

Welcome to 1380 Maple Road, Unit 8, a beautifully updated condo in the desirable Oakbrook community. This bright and inviting home features 2 spacious bedrooms, 1 full and 1 half bath , an updated kitchen with new stainless steel appliances and a wonderful open living dining area . Both bathrooms have been beautifully updated with Kohler fixtures , high end flooring and vanities . Fresh paint throughout and a Nest smart thermostat. Enjoy the convenience of a washer and dryer included, offering in-unit laundry, plus your own private basement storage space. Oakbrook is one of Amherst's most sought-after communities known for its beautifully kept grounds, and outstanding amenities, including a pool, tennis courts, clubhouse and walking paths. Located just minutes from Transit Rd, UB, shops, restaurants, parks and everything Amherst has to offer. Top rated Williamsville schools. Maple East elementary, Transit Middle and East Fresh, modern, and ready to welcome its new owner!

1380 Maple Road Unit 8, Amherst

$584,900

The Bailey Design offers a perfect blend of style, functionality, and convenience. The open-concept layout seamlessly connects the kitchen, dining area, and great room, creating a spacious environment ideal for entertaining. The kitchen is a chef’s dream with plenty of counter space, an undermount sink, and a large island for additional prep space. A versatile flex room on the first floor can serve as a dining room, home office, or study, providing the flexibility to suit your needs. Upstairs, the Primary Suite is a peaceful retreat, featuring an oversized walk-in closet and a private bath with a double-bowl vanity. Plus, the second-floor laundry adds ultimate convenience, making laundry day a breeze. Three additional bedrooms and a full bath complete the upper level, offering ample space for family, guests, or a growing household. With thoughtful details and a well-designed layout, the Bailey is the perfect home for those who want comfort, convenience, and a welcoming space to gather and grow. This is a To Be Built example of the Bailey design. Other plans are available.

4 Beds ⋅ 3 Baths ⋅ B1723168 MLS

The Bailey Design offers a perfect blend of style, functionality, and convenience. The open-concept layout seamlessly connects the kitchen, dining area, and great room, creating a spacious environment ideal for entertaining. The kitchen is a chef’s dream with plenty of counter space, an undermount sink, and a large island for additional prep space. A versatile flex room on the first floor can serve as a dining room, home office, or study, providing the flexibility to suit your needs. Upstairs, the Primary Suite is a peaceful retreat, featuring an oversized walk-in closet and a private bath with a double-bowl vanity. Plus, the second-floor laundry adds ultimate convenience, making laundry day a breeze. Three additional bedrooms and a full bath complete the upper level, offering ample space for family, guests, or a growing household. With thoughtful details and a well-designed layout, the Bailey is the perfect home for those who want comfort, convenience, and a welcoming space to gather and grow. This is a To Be Built example of the Bailey design. Other plans are available.

5478 William Street, Lancaster

$619,500

Step inside the Dorchester and feel the difference immediately. This is the kind of home that just works. With 2,292 square feet designed to feel open, bright, and welcoming, every space pulls you in. The great room and eat-in kitchen flow together seamlessly, creating the perfect backdrop for everything from busy mornings to relaxed evenings with friends. A versatile flex room gives you the freedom to make the space your own, whether that means working from home, creating, or unwinding. Upstairs, four spacious bedrooms offer a true retreat, highlighted by a private primary suite and the ease of second-floor laundry. The Dorchester is warm, functional, and full of energy, a home that fits your life and grows with you.

4 Beds ⋅ 3 Baths ⋅ B1722077 MLS

Step inside the Dorchester and feel the difference immediately. This is the kind of home that just works. With 2,292 square feet designed to feel open, bright, and welcoming, every space pulls you in. The great room and eat-in kitchen flow together seamlessly, creating the perfect backdrop for everything from busy mornings to relaxed evenings with friends. A versatile flex room gives you the freedom to make the space your own, whether that means working from home, creating, or unwinding. Upstairs, four spacious bedrooms offer a true retreat, highlighted by a private primary suite and the ease of second-floor laundry. The Dorchester is warm, functional, and full of energy, a home that fits your life and grows with you.

146 Sandywood Circle, Grand Island

$250,000

Welcome to this well-maintained, low-maintenance ranch located in a desirable neighborhood within a top rated school district—just minutes from the University at Buffalo and close to shopping, dining, and everyday conveniences. This inviting 2-bedroom home offers off-street parking, a spacious partially fenced yard, and a layout perfect for both first-time buyers and those looking to downsize. Step inside to find a bright and comfortable living space featuring hardwood floors throughout, a large picture window and a brick, woodburning fireplace with mantle—the perfect focal point for cozy evenings. The dining Room flows seamlessly into the eat-in kitchen, creating an easy and functional layout for daily living and entertaining. Both generously sized bedrooms are tucked toward the rear of the home, each offering double closets, with a full bath conveniently located between them. The home features a neutral color palette, updated windows, and abundant natural light throughout, making it truly move-in ready. The full basement can be finished off for more living space. All appliances are included.

3 Beds ⋅ B1723465 MLS

Welcome to this well-maintained, low-maintenance ranch located in a desirable neighborhood within a top rated school district—just minutes from the University at Buffalo and close to shopping, dining, and everyday conveniences. This inviting 2-bedroom home offers off-street parking, a spacious partially fenced yard, and a layout perfect for both first-time buyers and those looking to downsize. Step inside to find a bright and comfortable living space featuring hardwood floors throughout, a large picture window and a brick, woodburning fireplace with mantle—the perfect focal point for cozy evenings. The dining Room flows seamlessly into the eat-in kitchen, creating an easy and functional layout for daily living and entertaining. Both generously sized bedrooms are tucked toward the rear of the home, each offering double closets, with a full bath conveniently located between them. The home features a neutral color palette, updated windows, and abundant natural light throughout, making it truly move-in ready. The full basement can be finished off for more living space. All appliances are included.

274 Stevenson Boulevard, Amherst

$69,900

Attention investors and DIY enthusiasts! Bring your vision and toolbox to 151 Johnson St, Buffalo, NY 14211. This 3-bedroom, 1-bathroom home offers a fantastic opportunity to build sweat equity or add to your rental portfolio. The exterior features classic light-colored vinyl siding and a chain-link fenced yard. Inside, the main living level features an arched entryway connecting the living and dining areas, creating a cozy flow. The kitchen comes equipped with white shaker-style cabinets and granite countertops, ready for your finishing touches. The home includes a main-level laundry/utility room and a bedroom. Upstairs, you will find two additional bedrooms under the charming angles of the roofline. Recent updates include a new furnace installed in October 2023, providing a solid mechanical starting point. While the property requires significant cosmetic updates—including flooring, drywall repair, and general modernization—it is a blank canvas awaiting a complete transformation. Don't miss this chance to restore and revitalize this diamond in the rough. Property is sold AS-IS. Cash or renovation loans only.

3 Beds ⋅ 1 Baths ⋅ B1723461 MLS

Attention investors and DIY enthusiasts! Bring your vision and toolbox to 151 Johnson St, Buffalo, NY 14211. This 3-bedroom, 1-bathroom home offers a fantastic opportunity to build sweat equity or add to your rental portfolio. The exterior features classic light-colored vinyl siding and a chain-link fenced yard. Inside, the main living level features an arched entryway connecting the living and dining areas, creating a cozy flow. The kitchen comes equipped with white shaker-style cabinets and granite countertops, ready for your finishing touches. The home includes a main-level laundry/utility room and a bedroom. Upstairs, you will find two additional bedrooms under the charming angles of the roofline. Recent updates include a new furnace installed in October 2023, providing a solid mechanical starting point. While the property requires significant cosmetic updates—including flooring, drywall repair, and general modernization—it is a blank canvas awaiting a complete transformation. Don't miss this chance to restore and revitalize this diamond in the rough. Property is sold AS-IS. Cash or renovation loans only.

151 Johnson Street, Buffalo

$224,900

Excellent investment opportunity in the heart of South Buffalo! This well-maintained 6 bedroom, 2 bathroom duplex offers two income-producing units with established month-to-month tenants currently paying $1,275 and $975 per month. The property features off-street parking, a garage, and convenient basement laundry. An ideal addition to any rental portfolio, this property provides immediate cash flow along with future potential to increase income. Conveniently located near shopping, restaurants, public transportation, parks, and other neighborhood amenities. Whether you’re an experienced investor or looking to begin building your real estate portfolio, this South Buffalo duplex is an opportunity worth considering! Please allow 24 hour notice for showings and offers are reviewed as they come in.

6 Beds ⋅ 2 Baths ⋅ B1723459 MLS

Excellent investment opportunity in the heart of South Buffalo! This well-maintained 6 bedroom, 2 bathroom duplex offers two income-producing units with established month-to-month tenants currently paying $1,275 and $975 per month. The property features off-street parking, a garage, and convenient basement laundry. An ideal addition to any rental portfolio, this property provides immediate cash flow along with future potential to increase income. Conveniently located near shopping, restaurants, public transportation, parks, and other neighborhood amenities. Whether you’re an experienced investor or looking to begin building your real estate portfolio, this South Buffalo duplex is an opportunity worth considering! Please allow 24 hour notice for showings and offers are reviewed as they come in.

120 Armin Place, Buffalo

$224,900

Some homes have character. Others have charm. But every once in a while, a home comes along that feels like it belongs in a storybook and this one has more character than Warner Bros. Classic! Welcome to this one-of-a-kind Craftsman-style bungalow in the heart of the Evans–Angola area, where timeless craftsmanship meets modern convenience in a home that truly feels like home from the moment you arrive. Step onto the beautiful, fully covered front porch and into a welcoming entryway featuring the original wood staircase, setting the tone for the warmth and charm found throughout. High ceilings span the entire first floor, while beautiful original woodwork adds a level of character and detail that simply cannot be replicated. Thoughtfully updated for modern living, this home offers a spacious eat-in kitchen with a center island and all appliances included, perfect for gathering with family and friends. A formal dining room and generously sized living room provide even more space to entertain, relax, and make memories. Upstairs, you’ll find three bedrooms, each featuring built-in shelving and practical closet space, along with the convenience of two full bathrooms — one on each floor. Need extra room for storage? The full basement includes laundry, with the washer and dryer included. Step outside, and the charm continues! Discover your own private retreat with a beautiful all-brick patio tucked along the side of the home, surrounded by a tall wood privacy fence — the perfect setting for morning coffee, summer evenings, or hosting friends. The fully fenced backyard extends to a wide driveway with parking for up to six vehicles, plus a two-story storage shed offering plenty of room for tools, hobbies, and outdoor equipment. And the location? It’s the best of both worlds! Enjoy convenient access to Lake Erie beaches, nearby state parks, and the outdoor recreation that makes this area so special, while Routes 5 and 20 make commuting and getting back toward the city quick and convenient. [Property Square Footage has been updated with full floorplan scans using Cubi-Casa - See Home Report and Floorplans in attachments.]

3 Beds ⋅ 2 Baths ⋅ B1723421 MLS

Some homes have character. Others have charm. But every once in a while, a home comes along that feels like it belongs in a storybook and this one has more character than Warner Bros. Classic! Welcome to this one-of-a-kind Craftsman-style bungalow in the heart of the Evans–Angola area, where timeless craftsmanship meets modern convenience in a home that truly feels like home from the moment you arrive. Step onto the beautiful, fully covered front porch and into a welcoming entryway featuring the original wood staircase, setting the tone for the warmth and charm found throughout. High ceilings span the entire first floor, while beautiful original woodwork adds a level of character and detail that simply cannot be replicated. Thoughtfully updated for modern living, this home offers a spacious eat-in kitchen with a center island and all appliances included, perfect for gathering with family and friends. A formal dining room and generously sized living room provide even more space to entertain, relax, and make memories. Upstairs, you’ll find three bedrooms, each featuring built-in shelving and practical closet space, along with the convenience of two full bathrooms — one on each floor. Need extra room for storage? The full basement includes laundry, with the washer and dryer included. Step outside, and the charm continues! Discover your own private retreat with a beautiful all-brick patio tucked along the side of the home, surrounded by a tall wood privacy fence — the perfect setting for morning coffee, summer evenings, or hosting friends. The fully fenced backyard extends to a wide driveway with parking for up to six vehicles, plus a two-story storage shed offering plenty of room for tools, hobbies, and outdoor equipment. And the location? It’s the best of both worlds! Enjoy convenient access to Lake Erie beaches, nearby state parks, and the outdoor recreation that makes this area so special, while Routes 5 and 20 make commuting and getting back toward the city quick and convenient. [Property Square Footage has been updated with full floorplan scans using Cubi-Casa - See Home Report and Floorplans in attachments.]

14 Henry Drive, Evans

$462,300

Welcome to Bellanti Manor, the next generation of custom homes and the first new home development in Collins, NY since the 1990s. Bellanti Manor will feature six quality built homes on Flavia Circle and Danna Drive, adjacent to the well established Smithcrest and Seneca Heights subdivisions. One home on Danna Drive has already been sold, while another homesite remains available and ready to be built. These thoughtfully designed ranch homes offer 3 bedrooms, 2 full baths, and practical, open concept layouts with customizable options to fit your lifestyle. Situated on approximately ½ acre with a new septic system, each home features quality craftsmanship and modern finishes throughout. Exterior features include an architectural shingle roof, while interior finishes including flooring, cabinetry, countertops, paint colors, and other selections can be personalized at our design center in the Village of Gowanda. The model home is complete and ready to be shown. Taxes are to be determined following completion of construction and reassessment.

3 Beds ⋅ 2 Baths ⋅ R1722679 MLS

Welcome to Bellanti Manor, the next generation of custom homes and the first new home development in Collins, NY since the 1990s. Bellanti Manor will feature six quality built homes on Flavia Circle and Danna Drive, adjacent to the well established Smithcrest and Seneca Heights subdivisions. One home on Danna Drive has already been sold, while another homesite remains available and ready to be built. These thoughtfully designed ranch homes offer 3 bedrooms, 2 full baths, and practical, open concept layouts with customizable options to fit your lifestyle. Situated on approximately ½ acre with a new septic system, each home features quality craftsmanship and modern finishes throughout. Exterior features include an architectural shingle roof, while interior finishes including flooring, cabinetry, countertops, paint colors, and other selections can be personalized at our design center in the Village of Gowanda. The model home is complete and ready to be shown. Taxes are to be determined following completion of construction and reassessment.

2079 Flavia Circle, Collins

$69,000

Investor special! Great opportunity for investors or buyers looking for a renovation project! This property is in need of a complete rehab. Bring your vision and creativity to restore this property to its full potential. Being sold as-is.

6 Beds ⋅ 2 Baths ⋅ B1723383 MLS

Investor special! Great opportunity for investors or buyers looking for a renovation project! This property is in need of a complete rehab. Bring your vision and creativity to restore this property to its full potential. Being sold as-is.

108 Reed Street, Buffalo

1354 George Urban Boulevard, Cheektowaga

$259,900

Welcome to this charming full-brick ranch in Cheektowaga! This home features 3 bedrooms and 1 full bathroom on the main floor, plus 2 additional bedrooms and 1 full bathroom in the basement, offering extra space and flexibility. Enjoy the comfort of central air conditioning, a convenient attached garage, and a fully fenced backyard—perfect for outdoor activities, entertaining, or relaxing in privacy. The solid brick construction adds timeless appeal to this wonderful property. Don’t miss this opportunity to make this home your own!

3 Beds ⋅ 1 Baths ⋅ B1723206 MLS

Welcome to this charming full-brick ranch in Cheektowaga! This home features 3 bedrooms and 1 full bathroom on the main floor, plus 2 additional bedrooms and 1 full bathroom in the basement, offering extra space and flexibility. Enjoy the comfort of central air conditioning, a convenient attached garage, and a fully fenced backyard—perfect for outdoor activities, entertaining, or relaxing in privacy. The solid brick construction adds timeless appeal to this wonderful property. Don’t miss this opportunity to make this home your own!

1354 George Urban Boulevard, Cheektowaga

$368,500

Welcome to Bellanti Manor, the next generation of custom homes and the first new home development in Collins, NY since the 1990s. Bellanti Manor will feature six quality built homes on Flavia Circle and Danna Drive, adjacent to the well established Smithcrest and Seneca Heights subdivisions. One home on Danna Drive has already been sold, while another homesite remains available and ready to be built. These thoughtfully designed ranch homes offer 3 bedrooms, 2 full baths, and practical, open concept layouts with customizable options to fit your lifestyle. Situated on approximately ½ acre with a new septic system, each home features quality craftsmanship and modern finishes throughout. Exterior features include an architectural shingle roof, while interior finishes including flooring, cabinetry, countertops, paint colors, and other selections can be personalized at our design center in the Village of Gowanda. The model home is complete and ready to be shown. Taxes are to be determined following completion of construction and reassessment.

3 Beds ⋅ 2 Baths ⋅ R1722673 MLS

Welcome to Bellanti Manor, the next generation of custom homes and the first new home development in Collins, NY since the 1990s. Bellanti Manor will feature six quality built homes on Flavia Circle and Danna Drive, adjacent to the well established Smithcrest and Seneca Heights subdivisions. One home on Danna Drive has already been sold, while another homesite remains available and ready to be built. These thoughtfully designed ranch homes offer 3 bedrooms, 2 full baths, and practical, open concept layouts with customizable options to fit your lifestyle. Situated on approximately ½ acre with a new septic system, each home features quality craftsmanship and modern finishes throughout. Exterior features include an architectural shingle roof, while interior finishes including flooring, cabinetry, countertops, paint colors, and other selections can be personalized at our design center in the Village of Gowanda. The model home is complete and ready to be shown. Taxes are to be determined following completion of construction and reassessment.

2077 Danna Drive, Collins

$139,900

Welcome to 5 Fennimore Ave, a beautifully updated 3-bedroom, 1-bath home in Buffalo’s University District. This move-in-ready property offers a fresh, luxurious feel with new luxury vinyl flooring, new LED lighting (2026), and a new roof. The home features a spacious backyard, off-street parking on its own driveway, and a detached garage/shed providing excellent additional storage space. Conveniently located near Route 33, shopping, dining, schools, parks, and everyday amenities, this property combines comfort, style, and convenience in a highly desirable Buffalo location. A great opportunity for an owner-occupant or investor. Square footage may differ from record per floor plan measurements.

3 Beds ⋅ 1 Baths ⋅ B1723146 MLS

Welcome to 5 Fennimore Ave, a beautifully updated 3-bedroom, 1-bath home in Buffalo’s University District. This move-in-ready property offers a fresh, luxurious feel with new luxury vinyl flooring, new LED lighting (2026), and a new roof. The home features a spacious backyard, off-street parking on its own driveway, and a detached garage/shed providing excellent additional storage space. Conveniently located near Route 33, shopping, dining, schools, parks, and everyday amenities, this property combines comfort, style, and convenience in a highly desirable Buffalo location. A great opportunity for an owner-occupant or investor. Square footage may differ from record per floor plan measurements.

5 Fennimore Avenue, Buffalo

$495,000

New construction opportunity! A beautiful, Mark Dean designed two-story home is planned for this property, offering ~1,500 square feet of living space, 3 bedrooms, 2.5 bathrooms, first floor laundry, and attached 2 car garage. The seller will complete construction, providing buyers the opportunity to own a brand-new home without taking on the building process themselves. Get it under contract today and pick your siding, colors, and cosmetic finishes. Listing photos will be updated as construction progresses, showcasing the home's transformation from start to finish. Don't miss the opportunity to make this newly built home your own in the Lower West Side of Buffalo neighborhood. Target for completion and new certificate of occupancy is Valentines Day next year, foundation will be poured the week of October 19th!

3 Beds ⋅ 3 Baths ⋅ B1722377 MLS

New construction opportunity! A beautiful, Mark Dean designed two-story home is planned for this property, offering ~1,500 square feet of living space, 3 bedrooms, 2.5 bathrooms, first floor laundry, and attached 2 car garage. The seller will complete construction, providing buyers the opportunity to own a brand-new home without taking on the building process themselves. Get it under contract today and pick your siding, colors, and cosmetic finishes. Listing photos will be updated as construction progresses, showcasing the home's transformation from start to finish. Don't miss the opportunity to make this newly built home your own in the Lower West Side of Buffalo neighborhood. Target for completion and new certificate of occupancy is Valentines Day next year, foundation will be poured the week of October 19th!

389 Prospect Avenue, Buffalo

$229,900

Welcome to 55 Groton Drive, Unit C, where comfort, convenience, and a peaceful setting come together to create the perfect place to call home! Nestled within a serene and private community, this beautifully updated walk-up condo offers a refreshing escape from the everyday hustle while providing all the benefits of low-maintenance living. Step inside and discover a warm, inviting interior featuring updated flooring throughout, a beautifully refreshed kitchen, and tastefully updated bathrooms. The impressive finished basement adds an entirely new dimension to the home, offering versatile additional space perfect for entertaining, a home office, recreation room, or simply relaxing. But the lifestyle doesn't stop at your front door! Enjoy access to fantastic community amenities, including a clubhouse, sparkling in-ground pool, and tennis courts, bringing recreation and relaxation right to your neighborhood. With thoughtful updates, exceptional amenities, and a peaceful setting that feels like your own private retreat, 55 Groton Drive, Unit C offers so much more than just a place to live. **It's an opportunity to enjoy the lifestyle you've been looking for!

2 Beds ⋅ 2 Baths ⋅ B1723285 MLS

Welcome to 55 Groton Drive, Unit C, where comfort, convenience, and a peaceful setting come together to create the perfect place to call home! Nestled within a serene and private community, this beautifully updated walk-up condo offers a refreshing escape from the everyday hustle while providing all the benefits of low-maintenance living. Step inside and discover a warm, inviting interior featuring updated flooring throughout, a beautifully refreshed kitchen, and tastefully updated bathrooms. The impressive finished basement adds an entirely new dimension to the home, offering versatile additional space perfect for entertaining, a home office, recreation room, or simply relaxing. But the lifestyle doesn't stop at your front door! Enjoy access to fantastic community amenities, including a clubhouse, sparkling in-ground pool, and tennis courts, bringing recreation and relaxation right to your neighborhood. With thoughtful updates, exceptional amenities, and a peaceful setting that feels like your own private retreat, 55 Groton Drive, Unit C offers so much more than just a place to live. **It's an opportunity to enjoy the lifestyle you've been looking for!

55 Groton Drive Unit C, Amherst

$250,000

Value Range Pricing- Owner will consider offers between $250,000- $300,000 or higher on this charming Two-Family Home in the Heart of Lancaster Village! Discover a fantastic investment opportunity in this well-maintained two-family home, ideally situated near vibrant bars, restaurants, and shopping. Each rental unit features two spacious bedrooms, gleaming hardwood floors, and replacement windows, ensuring comfort and efficiency. Both units come equipped with appliances, making them move-in ready for tenants or family. This owner-occupied property has been meticulously cared for and shows beautifully, reflecting pride of ownership. Enjoy the convenience of off-street parking with a two-car garage, providing ample space for vehicles and storage. Whether you're a first-time homebuyer looking to offset your mortgage with rental income or an investor seeking a solid addition to your portfolio, this property is a must-see. Don’t miss out on this incredible opportunity to own a piece of Lancaster Village living! Offers will be reviewed on 10/26/26 at 10 am.

4 Beds ⋅ 2 Baths ⋅ B1723378 MLS

Value Range Pricing- Owner will consider offers between $250,000- $300,000 or higher on this charming Two-Family Home in the Heart of Lancaster Village! Discover a fantastic investment opportunity in this well-maintained two-family home, ideally situated near vibrant bars, restaurants, and shopping. Each rental unit features two spacious bedrooms, gleaming hardwood floors, and replacement windows, ensuring comfort and efficiency. Both units come equipped with appliances, making them move-in ready for tenants or family. This owner-occupied property has been meticulously cared for and shows beautifully, reflecting pride of ownership. Enjoy the convenience of off-street parking with a two-car garage, providing ample space for vehicles and storage. Whether you're a first-time homebuyer looking to offset your mortgage with rental income or an investor seeking a solid addition to your portfolio, this property is a must-see. Don’t miss out on this incredible opportunity to own a piece of Lancaster Village living! Offers will be reviewed on 10/26/26 at 10 am.

16 Brandel Avenue, Lancaster

$583,900

Welcome to the beautiful Patio D at Marrano Homes’ Mission Hills patio home community in Hamburg, NY! This inviting 2-bedroom, 2-bath home features a warm color palette and thoughtfully designed open-concept living. The spacious kitchen flows seamlessly into the living room, complete with a cozy fireplace and adjoining sunroom, creating the perfect space for relaxing or entertaining. The stunning kitchen showcases quartz countertops, a ceramic tile backsplash, ceiling-height cabinetry, and an oversized island offering plenty of room for gathering. Luxury vinyl plank flooring extends throughout the home, adding both style and durability. Enjoy the convenience of first-floor laundry and retreat to the spacious primary suite, which features a walk-in closet and a private bath with a ceramic tile shower. Step outside to the covered patio off the sunroom and enjoy the ease of low-maintenance patio home living! Pictures do not depict the actual home but are to show the layout. For more info and current incentive stop by our model at 4543 Camp Rd #229 open daily 1-5pm. See also ML#B1723265.

2 Beds ⋅ 2 Baths ⋅ B1723257 MLS

Welcome to the beautiful Patio D at Marrano Homes’ Mission Hills patio home community in Hamburg, NY! This inviting 2-bedroom, 2-bath home features a warm color palette and thoughtfully designed open-concept living. The spacious kitchen flows seamlessly into the living room, complete with a cozy fireplace and adjoining sunroom, creating the perfect space for relaxing or entertaining. The stunning kitchen showcases quartz countertops, a ceramic tile backsplash, ceiling-height cabinetry, and an oversized island offering plenty of room for gathering. Luxury vinyl plank flooring extends throughout the home, adding both style and durability. Enjoy the convenience of first-floor laundry and retreat to the spacious primary suite, which features a walk-in closet and a private bath with a ceramic tile shower. Step outside to the covered patio off the sunroom and enjoy the ease of low-maintenance patio home living! Pictures do not depict the actual home but are to show the layout. For more info and current incentive stop by our model at 4543 Camp Rd #229 open daily 1-5pm. See also ML#B1723265.

4543 Camp Road Unit L95, Hamburg

$583,900

Welcome to the beautiful Patio D at Marrano Homes’ Mission Hills patio home community in Hamburg, NY! This inviting 2-bedroom, 2-bath home features a warm color palette and thoughtfully designed open-concept living. The spacious kitchen flows seamlessly into the living room, complete with a cozy fireplace and adjoining sunroom, creating the perfect space for relaxing or entertaining. The stunning kitchen showcases quartz countertops, a ceramic tile backsplash, ceiling-height cabinetry, and an oversized island offering plenty of room for gathering. Luxury vinyl plank flooring extends throughout the home, adding both style and durability. Enjoy the convenience of first-floor laundry and retreat to the spacious primary suite, which features a walk-in closet and a private bath with a ceramic tile shower. Step outside to the covered patio off the sunroom and enjoy the ease of low-maintenance patio home living! Pictures do not depict the actual home but are to show the layout. For more info and current incentive stop by our model at 4543 Camp Rd #229 open daily 1-5pm. See also ML#B1723257.

2 Beds ⋅ 2 Baths ⋅ B1723265 MLS

Welcome to the beautiful Patio D at Marrano Homes’ Mission Hills patio home community in Hamburg, NY! This inviting 2-bedroom, 2-bath home features a warm color palette and thoughtfully designed open-concept living. The spacious kitchen flows seamlessly into the living room, complete with a cozy fireplace and adjoining sunroom, creating the perfect space for relaxing or entertaining. The stunning kitchen showcases quartz countertops, a ceramic tile backsplash, ceiling-height cabinetry, and an oversized island offering plenty of room for gathering. Luxury vinyl plank flooring extends throughout the home, adding both style and durability. Enjoy the convenience of first-floor laundry and retreat to the spacious primary suite, which features a walk-in closet and a private bath with a ceramic tile shower. Step outside to the covered patio off the sunroom and enjoy the ease of low-maintenance patio home living! Pictures do not depict the actual home but are to show the layout. For more info and current incentive stop by our model at 4543 Camp Rd #229 open daily 1-5pm. See also ML#B1723257.

4543 Camp Road Unit L95, Hamburg

$309,900

Welcome home to 1436 Losson Road! This well-kept brick-front ranch has 3 bedrooms and 1.5 baths, all on one floor, on a deep lot with a wooded backdrop. Shopping, dining and everyday errands are just minutes away. Step inside to a bright living room with a soaring vaulted ceiling, newer carpet (2023) and a sliding door out to the deck. The eat-in kitchen has plenty of cabinetry, including a full-height pantry cabinet, a gas range and a pass-through to the living room, so the cook stays part of the conversation. There’s room for a full dining table with a ceiling fan overhead. The primary bedroom also has a vaulted ceiling and a ceiling fan. The other two bedrooms are good sizes and work well as guest rooms or a home office. The full bath has a walk-in shower, and a convenient half bath is off the hall. The full basement gives you plenty of storage and room to grow. Out back, the deck steps down to a paver patio (2017) with a built-in fire pit. It’s the perfect spot for summer cookouts and fall bonfires, looking out over a big, fenced backyard lined with mature trees. Out front you’ll find a landscaped yard, a covered front porch with newer railing (2020), a long driveway and an attached two-car garage. Move-in ready and lovingly maintained. Showings begin Wednesday 10/21

3 Beds ⋅ 2 Baths ⋅ B1722814 MLS

Welcome home to 1436 Losson Road! This well-kept brick-front ranch has 3 bedrooms and 1.5 baths, all on one floor, on a deep lot with a wooded backdrop. Shopping, dining and everyday errands are just minutes away. Step inside to a bright living room with a soaring vaulted ceiling, newer carpet (2023) and a sliding door out to the deck. The eat-in kitchen has plenty of cabinetry, including a full-height pantry cabinet, a gas range and a pass-through to the living room, so the cook stays part of the conversation. There’s room for a full dining table with a ceiling fan overhead. The primary bedroom also has a vaulted ceiling and a ceiling fan. The other two bedrooms are good sizes and work well as guest rooms or a home office. The full bath has a walk-in shower, and a convenient half bath is off the hall. The full basement gives you plenty of storage and room to grow. Out back, the deck steps down to a paver patio (2017) with a built-in fire pit. It’s the perfect spot for summer cookouts and fall bonfires, looking out over a big, fenced backyard lined with mature trees. Out front you’ll find a landscaped yard, a covered front porch with newer railing (2020), a long driveway and an attached two-car garage. Move-in ready and lovingly maintained. Showings begin Wednesday 10/21

1436 Losson Road, Cheektowaga

$599,000

Showstopper brick, a slate mansard roof and a rare off-street driveway. 74 North Pearl is a Second Empire four-unit in the Allentown Historic District, steps from Allentown’s shops and restaurants and a short walk to the Buffalo Niagara Medical Campus. Inside, a grand foyer wrapped in original carved woodwork and trim sets the tone, the kind of craftsmanship that simply can’t be replicated today. The sellers invested roughly $50,000 this year so the next owner doesn’t have to. The sewer line was replaced in PVC from the street to the house, with all-new backfill, and a brand-new concrete driveway was poured on top for off-street parking, a true rarity in this part of the city. The chimney, paint, landscaping and front patio were also refreshed, and a private backyard rounds out the lot. The mechanicals are solid. The boiler serving units 1, 3 and 4 was rebuilt two years ago. Unit 2 has two gas fireplace inserts on its own thermostat. The building has four electric meters, new sub-panels in each apartment, circuit breakers and a 75-gallon hot water tank. Baths are finished in stone, and every unit is working and rent ready. All four one-bedroom, one-bath apartments are vacant, so the next owner sets the rents and chooses every tenant from day one. The lower unit has room to add a second bedroom, and a shared laundry room adds income. The numbers work. Pro forma rents of $1,850 for the lower unit and $1,500 for each upper unit produce $76,200 in gross potential income and a projected NOI of about $44,000. That is a 7.35% cap rate at $149,750 per door. For owner-occupants, this is a textbook house hack: live in one unit and let three tenants carry most of your housing cost. For investors, it is a vacant, value-ready asset in one of Buffalo’s most established neighborhoods, a location whose next thirty years are written in its last hundred.

4 Beds ⋅ 4 Baths ⋅ B1722533 MLS

Showstopper brick, a slate mansard roof and a rare off-street driveway. 74 North Pearl is a Second Empire four-unit in the Allentown Historic District, steps from Allentown’s shops and restaurants and a short walk to the Buffalo Niagara Medical Campus. Inside, a grand foyer wrapped in original carved woodwork and trim sets the tone, the kind of craftsmanship that simply can’t be replicated today. The sellers invested roughly $50,000 this year so the next owner doesn’t have to. The sewer line was replaced in PVC from the street to the house, with all-new backfill, and a brand-new concrete driveway was poured on top for off-street parking, a true rarity in this part of the city. The chimney, paint, landscaping and front patio were also refreshed, and a private backyard rounds out the lot. The mechanicals are solid. The boiler serving units 1, 3 and 4 was rebuilt two years ago. Unit 2 has two gas fireplace inserts on its own thermostat. The building has four electric meters, new sub-panels in each apartment, circuit breakers and a 75-gallon hot water tank. Baths are finished in stone, and every unit is working and rent ready. All four one-bedroom, one-bath apartments are vacant, so the next owner sets the rents and chooses every tenant from day one. The lower unit has room to add a second bedroom, and a shared laundry room adds income. The numbers work. Pro forma rents of $1,850 for the lower unit and $1,500 for each upper unit produce $76,200 in gross potential income and a projected NOI of about $44,000. That is a 7.35% cap rate at $149,750 per door. For owner-occupants, this is a textbook house hack: live in one unit and let three tenants carry most of your housing cost. For investors, it is a vacant, value-ready asset in one of Buffalo’s most established neighborhoods, a location whose next thirty years are written in its last hundred.

74 N Pearl Street, Buffalo

$474,900

Welcome to this 4-bedroom, 2,700+ sq ft colonial in East Amherst’s sought-after Wellington Woods neighborhood. Top-rated Williamsville schools and the shopping, restaurants and conveniences of Transit Road all close by. A slate foyer welcomes you home and opens to hardwood floors in a bright, large living room. Lots of additional spaces to enjoy family time or a quiet cozy corner. Unwind by the wood-burning fireplace in the family room with a bay window, built-ins, and a statement spiral staircase leading to a bonus room. The heated, carpeted 3-season room is ready for you to enjoy morning coffee or evening get-togethers. The eat-in kitchen offers Corian counters, double ovens, a new electric cooktop and a new refrigerator, with a window overlooking a large, backyard backed by mature trees, a private setting for fall evenings and summer gatherings. Host larger celebrations and holidays in the formal dining room. Upstairs there’s room for everyone. You'll find 4 nicely sized bedrooms all with hardwood floors. The primary bedroom has generous closets and an ensuite bath. Additionally you'll find another full bath and attached to one of the bedrooms a huge bonus space, above the family room. Perfect for everything from gathering a scout troop for a craft activity to having a home office or cheering on your favorite sports team, Go Bills! A 2 car attached garage means never having to brave the winter and brush off a snowy car. Peace of mind is built in: basement work completed by Franks in 2011 with transferable warranty, plus a furnace (2017), roof (2021) and windows (2024). The power line from house to pole was replaced in June 2026. Stop by the open house or make an appointment to come and see everything this Wellington Woods home has to offer.

4 Beds ⋅ 3 Baths ⋅ B1722837 MLS

Welcome to this 4-bedroom, 2,700+ sq ft colonial in East Amherst’s sought-after Wellington Woods neighborhood. Top-rated Williamsville schools and the shopping, restaurants and conveniences of Transit Road all close by. A slate foyer welcomes you home and opens to hardwood floors in a bright, large living room. Lots of additional spaces to enjoy family time or a quiet cozy corner. Unwind by the wood-burning fireplace in the family room with a bay window, built-ins, and a statement spiral staircase leading to a bonus room. The heated, carpeted 3-season room is ready for you to enjoy morning coffee or evening get-togethers. The eat-in kitchen offers Corian counters, double ovens, a new electric cooktop and a new refrigerator, with a window overlooking a large, backyard backed by mature trees, a private setting for fall evenings and summer gatherings. Host larger celebrations and holidays in the formal dining room. Upstairs there’s room for everyone. You'll find 4 nicely sized bedrooms all with hardwood floors. The primary bedroom has generous closets and an ensuite bath. Additionally you'll find another full bath and attached to one of the bedrooms a huge bonus space, above the family room. Perfect for everything from gathering a scout troop for a craft activity to having a home office or cheering on your favorite sports team, Go Bills! A 2 car attached garage means never having to brave the winter and brush off a snowy car. Peace of mind is built in: basement work completed by Franks in 2011 with transferable warranty, plus a furnace (2017), roof (2021) and windows (2024). The power line from house to pole was replaced in June 2026. Stop by the open house or make an appointment to come and see everything this Wellington Woods home has to offer.

192 Wood Acres Drive, Amherst

$249,999

Welcome to this charming ranch-style home in the Village of Lancaster and Lancaster Central School District. A partially finished basement features a versatile bonus room with full bath and closet space for whatever may suite your needs best. Whether its a guest retreat, home office, recreation area or a potential rental opportunity, subject to municipal approvals of course, there are plenty of possibilities. A newer pull-down attic ladder provides convenient access to ample additional storage space, offering both functionality and peace of mind. Outside, you'll find a welcoming front porch, a one-car garage, and two additional parking spaces in the front of the property. A short distance to Keysa Park, featuring swimming pools, a playground, basketball courts, skate park, and green space for outdoor enjoyment. You're also conveniently located near the Village of Lancaster's shops, restaurants, and community attractions. HVAC 2012, and recently installed 150amp electrical service. Listing agent is related to the sellers.

3 Beds ⋅ 2 Baths ⋅ B1722822 MLS

Welcome to this charming ranch-style home in the Village of Lancaster and Lancaster Central School District. A partially finished basement features a versatile bonus room with full bath and closet space for whatever may suite your needs best. Whether its a guest retreat, home office, recreation area or a potential rental opportunity, subject to municipal approvals of course, there are plenty of possibilities. A newer pull-down attic ladder provides convenient access to ample additional storage space, offering both functionality and peace of mind. Outside, you'll find a welcoming front porch, a one-car garage, and two additional parking spaces in the front of the property. A short distance to Keysa Park, featuring swimming pools, a playground, basketball courts, skate park, and green space for outdoor enjoyment. You're also conveniently located near the Village of Lancaster's shops, restaurants, and community attractions. HVAC 2012, and recently installed 150amp electrical service. Listing agent is related to the sellers.

69 Banner Avenue, Lancaster

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