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PRICED TO SELL! Welcome to 360 Darwin Drive, a traditional two-story A-frame single-family home on a great lot in one of the most desirable, convenient parts of Amherst. Homes in this location rarely come along at this price point, and this one is ready for a buyer with vision to step in and make it their own. Inside you will find three bedrooms and one full bath, plus a half bath in the basement with the potential to be converted into a second full bath. Hardwood floors run throughout the living spaces, and the home's character shines through in the beautiful curved wood molding framing the windows and doorways, the kind of craftsmanship that is hard to find in newer construction. The basement offers additional storage and flexible space to grow into. Outside, a concrete and blacktop driveway leads to a one-car detached garage that was converted into additional living space and could easily be returned to a fully functioning garage. Out back, the patio is ready for grilling, entertaining, and relaxing on a lot that gives you room to enjoy the outdoors. Let's be upfront: cosmetically, this home needs updating and it is being sold strictly AS-IS. That is exactly the opportunity. Buyers who can see past the finishes will recognize the value in the lot, the layout, the solid traditional bones, and the Amherst address. Whether you are an owner-occupant looking to build equity, an investor, or a renovator, this is a chance to get into a great part of town at a number that leaves real room to add value. Seller preference will be given to cash offers with no inspection contingencies and a quick closing. Seller is also requesting a post-closing occupancy period of 30 to 60 days, and up to 90 days if permissible, to allow time to transition into their next home. Please include your proposed occupancy terms with your offer. Clean terms and a smooth transition will carry real weight with the seller. Homes in this part of Amherst at this price do not last, so schedule your showing today and get your best offer in before the deadline! Don't miss it!

4 Beds ⋅ 2 Baths ⋅ B1720058 MLS

PRICED TO SELL! Welcome to 360 Darwin Drive, a traditional two-story A-frame single-family home on a great lot in one of the most desirable, convenient parts of Amherst. Homes in this location rarely come along at this price point, and this one is ready for a buyer with vision to step in and make it their own. Inside you will find three bedrooms and one full bath, plus a half bath in the basement with the potential to be converted into a second full bath. Hardwood floors run throughout the living spaces, and the home's character shines through in the beautiful curved wood molding framing the windows and doorways, the kind of craftsmanship that is hard to find in newer construction. The basement offers additional storage and flexible space to grow into. Outside, a concrete and blacktop driveway leads to a one-car detached garage that was converted into additional living space and could easily be returned to a fully functioning garage. Out back, the patio is ready for grilling, entertaining, and relaxing on a lot that gives you room to enjoy the outdoors. Let's be upfront: cosmetically, this home needs updating and it is being sold strictly AS-IS. That is exactly the opportunity. Buyers who can see past the finishes will recognize the value in the lot, the layout, the solid traditional bones, and the Amherst address. Whether you are an owner-occupant looking to build equity, an investor, or a renovator, this is a chance to get into a great part of town at a number that leaves real room to add value. Seller preference will be given to cash offers with no inspection contingencies and a quick closing. Seller is also requesting a post-closing occupancy period of 30 to 60 days, and up to 90 days if permissible, to allow time to transition into their next home. Please include your proposed occupancy terms with your offer. Clean terms and a smooth transition will carry real weight with the seller. Homes in this part of Amherst at this price do not last, so schedule your showing today and get your best offer in before the deadline! Don't miss it!

360 Darwin Drive, Amherst

$199,900

Rare mixed-use investment opportunity in Buffalo's Black Rock/Riverside neighborhood! This 4,121 sq ft building offers a first-floor commercial space (office or retail, roughly half the building) paired with a fully renovated, turnkey 5-bedroom, 1-bath apartment above, ideal for an owner-operator who wants to run a business downstairs and live upstairs, or for an investor seeking dual income streams. The commercial space has served as a hair salon, bar, religious gathering space, and general office/retail over the years, proving its flexibility for nearly any use. Upstairs, the spacious 5-bedroom apartment has been cosmetically renovated top to bottom and is move-in ready, with a private back porch for the tenant, a rare perk in this market. Mechanically, the building is well maintained: separate electric and gas meters (one shared water meter), circuit breakers throughout, a 2017 complete roof tear-off, forced air with central A/C (4 years old) on the lower level, and a boiler serving the upper unit. Hot water tanks are 4 years and 1.5 years old, and the plumbing has seen recent supply-line upgrades, with a mix of copper, steel, and PEX. A steel main carrier beam supports the structure, and the exterior features stone and vinyl siding, plus a curb cut and driveway on the left side for easy off-street parking. Location is a major draw: you're minutes from the Niagara River and the Empire State Trail, with downtown Buffalo, Grand Island, and the Town of Tonawanda all about 5 minutes away. The City of Tonawanda, North Tonawanda, Amherst, and Hamburg are also close by, putting nearly all of Erie County within easy reach. Don't miss this chance to own a versatile, income-producing mixed-use property in one of Buffalo's most connected neighborhoods.

5 Beds ⋅ 3 Baths ⋅ B1713757 MLS

Rare mixed-use investment opportunity in Buffalo's Black Rock/Riverside neighborhood! This 4,121 sq ft building offers a first-floor commercial space (office or retail, roughly half the building) paired with a fully renovated, turnkey 5-bedroom, 1-bath apartment above, ideal for an owner-operator who wants to run a business downstairs and live upstairs, or for an investor seeking dual income streams. The commercial space has served as a hair salon, bar, religious gathering space, and general office/retail over the years, proving its flexibility for nearly any use. Upstairs, the spacious 5-bedroom apartment has been cosmetically renovated top to bottom and is move-in ready, with a private back porch for the tenant, a rare perk in this market. Mechanically, the building is well maintained: separate electric and gas meters (one shared water meter), circuit breakers throughout, a 2017 complete roof tear-off, forced air with central A/C (4 years old) on the lower level, and a boiler serving the upper unit. Hot water tanks are 4 years and 1.5 years old, and the plumbing has seen recent supply-line upgrades, with a mix of copper, steel, and PEX. A steel main carrier beam supports the structure, and the exterior features stone and vinyl siding, plus a curb cut and driveway on the left side for easy off-street parking. Location is a major draw: you're minutes from the Niagara River and the Empire State Trail, with downtown Buffalo, Grand Island, and the Town of Tonawanda all about 5 minutes away. The City of Tonawanda, North Tonawanda, Amherst, and Hamburg are also close by, putting nearly all of Erie County within easy reach. Don't miss this chance to own a versatile, income-producing mixed-use property in one of Buffalo's most connected neighborhoods.

557 Hertel Avenue, Buffalo

$199,900

Rare mixed-use investment opportunity in Buffalo's Black Rock/Riverside neighborhood! This 4,121 sq ft building offers a first-floor commercial space (office or retail, roughly half the building) paired with a fully renovated, turnkey 5-bedroom, 1-bath apartment above, ideal for an owner-operator who wants to run a business downstairs and live upstairs, or for an investor seeking dual income streams. The commercial space has served as a hair salon, bar, religious gathering space, and general office/retail over the years, proving its flexibility for nearly any use. Upstairs, the spacious 5-bedroom apartment has been cosmetically renovated top to bottom and is move-in ready, with a private back porch for the tenant, a rare perk in this market. Mechanically, the building is well maintained: separate electric and gas meters (one shared water meter), circuit breakers throughout, a 2017 complete roof tear-off, forced air with central A/C (4 years old) on the lower level, and a boiler serving the upper unit. Hot water tanks are 4 years and 1.5 years old, and the plumbing has seen recent supply-line upgrades, with a mix of copper, steel, and PEX. A steel main carrier beam supports the structure, and the exterior features stone and vinyl siding, plus a curb cut and driveway on the left side for easy off-street parking. Location is a major draw: you're minutes from the Niagara River and the Empire State Trail, with downtown Buffalo, Grand Island, and the Town of Tonawanda all about 5 minutes away. The City of Tonawanda, North Tonawanda, Amherst, and Hamburg are also close by, putting nearly all of Erie County within easy reach. Don't miss this chance to own a versatile, income-producing mixed-use property in one of Buffalo's most connected neighborhoods.

B1713749 MLS

Rare mixed-use investment opportunity in Buffalo's Black Rock/Riverside neighborhood! This 4,121 sq ft building offers a first-floor commercial space (office or retail, roughly half the building) paired with a fully renovated, turnkey 5-bedroom, 1-bath apartment above, ideal for an owner-operator who wants to run a business downstairs and live upstairs, or for an investor seeking dual income streams. The commercial space has served as a hair salon, bar, religious gathering space, and general office/retail over the years, proving its flexibility for nearly any use. Upstairs, the spacious 5-bedroom apartment has been cosmetically renovated top to bottom and is move-in ready, with a private back porch for the tenant, a rare perk in this market. Mechanically, the building is well maintained: separate electric and gas meters (one shared water meter), circuit breakers throughout, a 2017 complete roof tear-off, forced air with central A/C (4 years old) on the lower level, and a boiler serving the upper unit. Hot water tanks are 4 years and 1.5 years old, and the plumbing has seen recent supply-line upgrades, with a mix of copper, steel, and PEX. A steel main carrier beam supports the structure, and the exterior features stone and vinyl siding, plus a curb cut and driveway on the left side for easy off-street parking. Location is a major draw: you're minutes from the Niagara River and the Empire State Trail, with downtown Buffalo, Grand Island, and the Town of Tonawanda all about 5 minutes away. The City of Tonawanda, North Tonawanda, Amherst, and Hamburg are also close by, putting nearly all of Erie County within easy reach. Don't miss this chance to own a versatile, income-producing mixed-use property in one of Buffalo's most connected neighborhoods.

557 Hertel Avenue, Buffalo

$189,000

Opportunity awaits with this 2-bedroom, 1-bath ranch offering 820 square feet in the heart of the Village of Hamburg! Located in the sought-after Union Pleasant Elementary area, this home is within a short walk of the restaurants, shops, parks and community events that make village living so desirable. A welcoming covered front porch opens to a comfortable living room, adjoining dining room and fully functional kitchen. A convenient rear mudroom connects the kitchen, basement and backyard, with approximately five steps in each direction. Significant improvements have already been completed, including a new forced-air furnace, central air and all-new ductwork, along with updated 100-amp electrical service & newer roof. The basement has undergone extensive professional improvements by Frank’s Basement Systems, including a newly dug footing, new concrete flooring and insulated foundation walls. Outside, a new concrete pad at the rear entrance includes improved gutter drainage. The home sits on an exceptionally large, private, shaded and fully fenced backyard with a shed & playset—a rare find within the Village! The kitchen, bathroom and interior are functional but ready for thorough cleaning, cosmetic updating and your personal vision. With major mechanical and basement work already completed, this property offers tremendous potential in one of Hamburg’s most convenient locations. Showings begin Friday 8/21 at noon

2 Beds ⋅ 1 Baths ⋅ B1707764 MLS

Opportunity awaits with this 2-bedroom, 1-bath ranch offering 820 square feet in the heart of the Village of Hamburg! Located in the sought-after Union Pleasant Elementary area, this home is within a short walk of the restaurants, shops, parks and community events that make village living so desirable. A welcoming covered front porch opens to a comfortable living room, adjoining dining room and fully functional kitchen. A convenient rear mudroom connects the kitchen, basement and backyard, with approximately five steps in each direction. Significant improvements have already been completed, including a new forced-air furnace, central air and all-new ductwork, along with updated 100-amp electrical service & newer roof. The basement has undergone extensive professional improvements by Frank’s Basement Systems, including a newly dug footing, new concrete flooring and insulated foundation walls. Outside, a new concrete pad at the rear entrance includes improved gutter drainage. The home sits on an exceptionally large, private, shaded and fully fenced backyard with a shed & playset—a rare find within the Village! The kitchen, bathroom and interior are functional but ready for thorough cleaning, cosmetic updating and your personal vision. With major mechanical and basement work already completed, this property offers tremendous potential in one of Hamburg’s most convenient locations. Showings begin Friday 8/21 at noon

164 Long Avenue, Hamburg

$184,999

Welcome to 39 Lemoine! Whether you’re buying your first home, looking to downsize, or simply love the convenience of single-floor living, this 2-bedroom ranch offers a great combination of space, function, and opportunity. The open layout creates an easy flow from the kitchen into the dining and living areas, while a large basement nearly doubles the usable footprint and provides plenty of room for storage, hobbies, or future possibilities. The interior has been freshly painted, giving buyers a clean slate to move in and make the remaining cosmetic updates their own. Several of the bigger-ticket items have already been addressed, including a roof approximately 5 years old, 2016 furnace and central air, a 2023 hot water tank, and a new tripleSafe sump pump with portions of drain tile was completed recently as well. Outside, you’ll find a large two-car garage, double-wide concrete driveway, and a newer Amish-built shed for even more storage. Seller reserves the right to set a negotiations deadline.

2 Beds ⋅ 2 Baths ⋅ B1707529 MLS

Welcome to 39 Lemoine! Whether you’re buying your first home, looking to downsize, or simply love the convenience of single-floor living, this 2-bedroom ranch offers a great combination of space, function, and opportunity. The open layout creates an easy flow from the kitchen into the dining and living areas, while a large basement nearly doubles the usable footprint and provides plenty of room for storage, hobbies, or future possibilities. The interior has been freshly painted, giving buyers a clean slate to move in and make the remaining cosmetic updates their own. Several of the bigger-ticket items have already been addressed, including a roof approximately 5 years old, 2016 furnace and central air, a 2023 hot water tank, and a new tripleSafe sump pump with portions of drain tile was completed recently as well. Outside, you’ll find a large two-car garage, double-wide concrete driveway, and a newer Amish-built shed for even more storage. Seller reserves the right to set a negotiations deadline.

39 Lemoine Avenue, Cheektowaga

$169,000

Welcome to 11765 Broadway in Alden — a unique property with space, flexibility, and serious upside. The main home features 4 bedrooms and 1.5 baths with a functional layout and plenty of opportunity to update and add value. Major improvements include redone copper plumbing, updated electrical, a newer water heater, and a furnace less than 5 years old. Washer and dryer in the basement stay. Out back, you’ll find a detached garage with a 1-bedroom, 1-bath apartment above it. The apartment is currently fully gutted and ready for renovation, offering excellent potential for an in-law suite, guest space, studio, or possible rental/ADU use, subject to local approvals. The large backyard gives you room to spread out, entertain, garden, or create your own outdoor retreat. Enjoy summer days around the working above-ground pool, evenings by the fire pit, and the privacy of a spacious yard that is hard to find at this price point. Sold as-is.

4 Beds ⋅ 3 Baths ⋅ B1680900 MLS

Welcome to 11765 Broadway in Alden — a unique property with space, flexibility, and serious upside. The main home features 4 bedrooms and 1.5 baths with a functional layout and plenty of opportunity to update and add value. Major improvements include redone copper plumbing, updated electrical, a newer water heater, and a furnace less than 5 years old. Washer and dryer in the basement stay. Out back, you’ll find a detached garage with a 1-bedroom, 1-bath apartment above it. The apartment is currently fully gutted and ready for renovation, offering excellent potential for an in-law suite, guest space, studio, or possible rental/ADU use, subject to local approvals. The large backyard gives you room to spread out, entertain, garden, or create your own outdoor retreat. Enjoy summer days around the working above-ground pool, evenings by the fire pit, and the privacy of a spacious yard that is hard to find at this price point. Sold as-is.

11765 Broadway Street, Alden

$159,900

You want a fresh look. Then don’t miss this opportunity to own a beautifully renovated home from top to bottom! Every detail has been thoughtfully updated, featuring brand-new flooring, fresh, modern paint throughout, and new windows, giving you peace of mind and move-in-ready comfort. Step outside to enjoy your private backyard, perfect for relaxing, entertaining, or gardening. Ideally located in a highly desirable neighborhood, this home offers easy access to nearby amenities, schools, shopping, the expressway, and UB South Campus within minutes. Making it perfect for families and anyone looking for convenience and community. This home truly has it all: comfort and location!

3 Beds ⋅ 1 Baths ⋅ B1694643 MLS

You want a fresh look. Then don’t miss this opportunity to own a beautifully renovated home from top to bottom! Every detail has been thoughtfully updated, featuring brand-new flooring, fresh, modern paint throughout, and new windows, giving you peace of mind and move-in-ready comfort. Step outside to enjoy your private backyard, perfect for relaxing, entertaining, or gardening. Ideally located in a highly desirable neighborhood, this home offers easy access to nearby amenities, schools, shopping, the expressway, and UB South Campus within minutes. Making it perfect for families and anyone looking for convenience and community. This home truly has it all: comfort and location!

211 Shirley Avenue, Buffalo

$154,900

Welcome to 328 Cambridge Ave in Buffalo. This 4-bedroom, 2-bath home offers a solid layout with good-sized living space and plenty of potential. The home features original woodwork, a functional floor plan, and a full basement. Whether you're a first-time buyer or looking for more space to move in and make updates over time or add to your investment portfolio. This property has good bones and is close to everything you need. This property gives you flexibility. Conveniently located near shopping, schools, restaurants, hospital(ECMC) and major routes, making daily living easy and accessible. Showing starts immediately.

4 Beds ⋅ 2 Baths ⋅ B1675538 MLS

Welcome to 328 Cambridge Ave in Buffalo. This 4-bedroom, 2-bath home offers a solid layout with good-sized living space and plenty of potential. The home features original woodwork, a functional floor plan, and a full basement. Whether you're a first-time buyer or looking for more space to move in and make updates over time or add to your investment portfolio. This property has good bones and is close to everything you need. This property gives you flexibility. Conveniently located near shopping, schools, restaurants, hospital(ECMC) and major routes, making daily living easy and accessible. Showing starts immediately.

328 Cambridge Avenue, Buffalo

$124,900

Great opportunity in Lackawanna! This 1,623 sq. ft. duplex offers 4 bedrooms and 2 bathrooms with plenty of potential for homeowners or investors. The roof is approximately 10 years old, and both HVAC systems are in working condition, with one unit around 10 years old and the other approximately 15–20 years old. The home features a finished basement with concrete walls, new plumbing pipes, repaired walls, and completed cosmetic updates. While additional TLC is needed, many key improvements have already been made, making this a great opportunity to add value and make it your own.

4 Beds ⋅ 2 Baths ⋅ B1703659 MLS

Great opportunity in Lackawanna! This 1,623 sq. ft. duplex offers 4 bedrooms and 2 bathrooms with plenty of potential for homeowners or investors. The roof is approximately 10 years old, and both HVAC systems are in working condition, with one unit around 10 years old and the other approximately 15–20 years old. The home features a finished basement with concrete walls, new plumbing pipes, repaired walls, and completed cosmetic updates. While additional TLC is needed, many key improvements have already been made, making this a great opportunity to add value and make it your own.

94 Spruce Street, Lackawanna

$89,900

Welcome to 771 Thomas Lane located in The Melody Meadows Community , Great Location Close to Lake Erie, Beaches and Parks. A Very Well Maintained 3 Bedroom 2 Full Bath , Spacious with 1568 Sq Feet , Features a living room with gas fireplace, Eat in Kitchen, Center Island, Newer Cabinets, Gas Stove & Refrigerator Included, 1st Floor Master Suite, Jacuzzi Tub & Stand Up Shower, 1St Floor Laundry, Yard with 2 Sheds For Storage. Lot Rent Is $585 a month, includes garbage. Schedule Your Tour Today!

3 Beds ⋅ 2 Baths ⋅ B1691843 MLS

Welcome to 771 Thomas Lane located in The Melody Meadows Community , Great Location Close to Lake Erie, Beaches and Parks. A Very Well Maintained 3 Bedroom 2 Full Bath , Spacious with 1568 Sq Feet , Features a living room with gas fireplace, Eat in Kitchen, Center Island, Newer Cabinets, Gas Stove & Refrigerator Included, 1st Floor Master Suite, Jacuzzi Tub & Stand Up Shower, 1St Floor Laundry, Yard with 2 Sheds For Storage. Lot Rent Is $585 a month, includes garbage. Schedule Your Tour Today!

771 Thomas Lane, Evans

$72,000

Beautifully maintained double-wide manufactured home offering 3 spacious bedrooms and 2 full bathrooms. The home features an oak kitchen with abundant cabinetry, a convenient breakfast bar, and a built-in stereo system. Enjoy entertaining in the large formal dining room with a charming bay window or relax in the expansive living room highlighted by vaulted ceilings and a cozy wood-burning fireplace. Wall-to-wall carpeting adds warmth throughout the home. One oversized bedroom is currently being used as a comfortable family room, providing flexible living space to suit your needs. A bright sunroom overlooks the backyard and offers the perfect place to enjoy your morning coffee or unwind at the end of the day. Outside, you'll find a beautifully maintained yard offering plenty of space to enjoy the outdoors. A 1.5-car garage provides covered parking and additional storage, while a separate storage shed offers even more room for lawn equipment, tools, or seasonal items.

3 Beds ⋅ 2 Baths ⋅ B1698607 MLS

Beautifully maintained double-wide manufactured home offering 3 spacious bedrooms and 2 full bathrooms. The home features an oak kitchen with abundant cabinetry, a convenient breakfast bar, and a built-in stereo system. Enjoy entertaining in the large formal dining room with a charming bay window or relax in the expansive living room highlighted by vaulted ceilings and a cozy wood-burning fireplace. Wall-to-wall carpeting adds warmth throughout the home. One oversized bedroom is currently being used as a comfortable family room, providing flexible living space to suit your needs. A bright sunroom overlooks the backyard and offers the perfect place to enjoy your morning coffee or unwind at the end of the day. Outside, you'll find a beautifully maintained yard offering plenty of space to enjoy the outdoors. A 1.5-car garage provides covered parking and additional storage, while a separate storage shed offers even more room for lawn equipment, tools, or seasonal items.

14 Brookridge Drive, Hamburg

$37,000

LAND FOR SALE IN LANCASTER. This building lot is a great place to build a forever home. Lot has utilities at street. All approvals will need to be approved by town for plans and buildings. Owner is selling the land - Cash only (no owner holds) Buyer is responsible for all due diligence. Taxes under Erie County include a home , new taxes will need to be assessed for land only. So until verified we have a high estimate.

B1631109 MLS

LAND FOR SALE IN LANCASTER. This building lot is a great place to build a forever home. Lot has utilities at street. All approvals will need to be approved by town for plans and buildings. Owner is selling the land - Cash only (no owner holds) Buyer is responsible for all due diligence. Taxes under Erie County include a home , new taxes will need to be assessed for land only. So until verified we have a high estimate.

402 Central Avenue, Lancaster

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