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Fabulous first floor condo, decorated to perfection, Beautifully Update kitchen with quartz counter tops, 2 year old Bosch dishwasher, breakfast bar overlooking the living room, In unit laundry is included, this condo is completely turn key. Furnace and A/C only a few years old, 3 nice size bedrooms, Must see, pack your bags.

3 Beds ⋅ 2 Baths ⋅ B1718079 MLS

Fabulous first floor condo, decorated to perfection, Beautifully Update kitchen with quartz counter tops, 2 year old Bosch dishwasher, breakfast bar overlooking the living room, In unit laundry is included, this condo is completely turn key. Furnace and A/C only a few years old, 3 nice size bedrooms, Must see, pack your bags.

1 Cambridge, Amherst

$184,000

Capitalize on immediate cash flow with this spacious 2,632 sq. ft. multi-family double featuring 6 bedrooms, 2 bathrooms, and reliable, long-term tenants who wish to stay. Situated in Buffalo's MLK Park neighborhood on a low-maintenance 4,935 sq. ft. lot, this property provides a truly turnkey opportunity that eliminates immediate vacancy costs and marketing expenses from day one. Built with solid traditional character, the expansive two-unit layout provides a stable income stream in a strong rental market near public transit and local amenities, making it a seamless addition to any real estate portfolio.

6 Beds ⋅ 2 Baths ⋅ R1717389 MLS

Capitalize on immediate cash flow with this spacious 2,632 sq. ft. multi-family double featuring 6 bedrooms, 2 bathrooms, and reliable, long-term tenants who wish to stay. Situated in Buffalo's MLK Park neighborhood on a low-maintenance 4,935 sq. ft. lot, this property provides a truly turnkey opportunity that eliminates immediate vacancy costs and marketing expenses from day one. Built with solid traditional character, the expansive two-unit layout provides a stable income stream in a strong rental market near public transit and local amenities, making it a seamless addition to any real estate portfolio.

334 Landon Street, Buffalo

$159,900

Charming, well kept 2000+ square ft 2/2 upper/lower with a totally rebuilt upper front deck/balcony overlooking a quiet tree lined Dearborn Street. Many updates include lower kitchen cabinets/counter, tear off roof 2018, front gutters 2025, new (9k) concrete rear patio/walkway and a permanent attached newer huge shed, carpet lower unit in 2024, upper bath in 2025 and lower bath as well as newer hot water tank and electrical panels. enjoy front and back entries to separate stairwells to upper apartment and to the lower unit. Bonus room is a full unfinished third floor, stair accessed attic. All of this and a fully fenced in private back yard for those quiet evenings either there or the front covered porch. Affordable, separate gas and electric meters, move-in ready thanks to owner pride. Offers reviewed as they are received.

4 Beds ⋅ 2 Baths ⋅ B1718071 MLS

Charming, well kept 2000+ square ft 2/2 upper/lower with a totally rebuilt upper front deck/balcony overlooking a quiet tree lined Dearborn Street. Many updates include lower kitchen cabinets/counter, tear off roof 2018, front gutters 2025, new (9k) concrete rear patio/walkway and a permanent attached newer huge shed, carpet lower unit in 2024, upper bath in 2025 and lower bath as well as newer hot water tank and electrical panels. enjoy front and back entries to separate stairwells to upper apartment and to the lower unit. Bonus room is a full unfinished third floor, stair accessed attic. All of this and a fully fenced in private back yard for those quiet evenings either there or the front covered porch. Affordable, separate gas and electric meters, move-in ready thanks to owner pride. Offers reviewed as they are received.

324 Dearborn Street, Buffalo

$174,900

Opportunity knocks at 41 Zittel St! This side-by-side duplex offers a great investment opportunity on a corner lot in the heart of South Buffalo. Each unit features 3 bedrooms & 1 full bath, along with its own private basement & separate utilities. Right side Unit also offers full access to the attic, providing valuable additional storage. The location puts tenants within walking distance of Cazenovia Park, The Caz, neighborhood bars, restaurants & everyday conveniences. Recent improvements include a roof in 2016, rebuilt chimney in 2012, both hot water tanks in 2020, rear gutters in 2024, plus new front porch stairs & stairs at both rear exits in 2024. With 6 total bedrooms, separate utilities & a desirable South Buffalo location, this property is priced to sell & offers plenty of potential for an investor or owner-occupant looking to build equity. SHOWINGS BEGIN TUESDAY 9/29. OFFERS IF ANY ARE DUE 10/8 AT 12:00PM

6 Beds ⋅ 2 Baths ⋅ B1717402 MLS

Opportunity knocks at 41 Zittel St! This side-by-side duplex offers a great investment opportunity on a corner lot in the heart of South Buffalo. Each unit features 3 bedrooms & 1 full bath, along with its own private basement & separate utilities. Right side Unit also offers full access to the attic, providing valuable additional storage. The location puts tenants within walking distance of Cazenovia Park, The Caz, neighborhood bars, restaurants & everyday conveniences. Recent improvements include a roof in 2016, rebuilt chimney in 2012, both hot water tanks in 2020, rear gutters in 2024, plus new front porch stairs & stairs at both rear exits in 2024. With 6 total bedrooms, separate utilities & a desirable South Buffalo location, this property is priced to sell & offers plenty of potential for an investor or owner-occupant looking to build equity. SHOWINGS BEGIN TUESDAY 9/29. OFFERS IF ANY ARE DUE 10/8 AT 12:00PM

41 Zittel Street, Buffalo

$199,999

Welcome to 97 Brinton Street, a Cape Cod single-family residence located in Buffalo’s University District. This 3-bedroom, 2-bath home offers a comfortable and inviting layout highlighted by beautiful hardwood floors throughout. The generously sized living room provides plenty of room to relax or entertain, while the standout primary bedroom features its own full bathroom and walk-in closet. Major improvements include a complete tear-off roof replacement in 2019 and a new hot water tank installed in 2021. The home also features central air and a full basement offering additional storage and flexibility. Outside, enjoy a fully fenced backyard with a rear deck that’s perfect for gatherings, entertaining, or relaxing outdoors. The property also includes a detached 1-car garage and two additional storage sheds. Conveniently located approximately 5 minutes from UB South Campus, with shopping and other neighborhood amenities nearby, this Cape Cod single-family residence offers a great combination of comfort, functionality, outdoor space, and valuable updates. Sewer Rent $244.85 Tenant Occupied

3 Beds ⋅ 2 Baths ⋅ B1715843 MLS

Welcome to 97 Brinton Street, a Cape Cod single-family residence located in Buffalo’s University District. This 3-bedroom, 2-bath home offers a comfortable and inviting layout highlighted by beautiful hardwood floors throughout. The generously sized living room provides plenty of room to relax or entertain, while the standout primary bedroom features its own full bathroom and walk-in closet. Major improvements include a complete tear-off roof replacement in 2019 and a new hot water tank installed in 2021. The home also features central air and a full basement offering additional storage and flexibility. Outside, enjoy a fully fenced backyard with a rear deck that’s perfect for gatherings, entertaining, or relaxing outdoors. The property also includes a detached 1-car garage and two additional storage sheds. Conveniently located approximately 5 minutes from UB South Campus, with shopping and other neighborhood amenities nearby, this Cape Cod single-family residence offers a great combination of comfort, functionality, outdoor space, and valuable updates. Sewer Rent $244.85 Tenant Occupied

97 Brinton Street, Buffalo

$149,900

Seller will consider offers between $149,900 and $199,900 Two Levels. Two Full Baths. Two Ways to Win in North Buffalo! 179 Villa is a big, smart, seriously flexible single family in North Buffalo, and the floor plan is the whole story. Two levels of real living space. Two full bathrooms. A layout that actually separates them. Try finding that combination in North Buffalo right now! Start on the first floor, because it lives like a complete home all by itself. A living room that holds real furniture, not apartment furniture. A formal dining room built for the holidays you keep saying you are going to host. A spacious kitchen with fresh paint and new recessed lighting. A full bathroom. And a bedroom that flexes into a home office, a guest room, or a first floor primary, whatever your life actually needs. Now head upstairs, where new flooring runs throughout. A bedroom. Another bedroom or flex room. A second full bathroom. And a second floor kitchen left over from this home's earlier life. It is not functional right now, but it is sitting right there. Which is where it gets interesting! Option one: live in the whole thing, top to bottom, exactly as it is set up today. Option two: explore converting back to a two-family and let the second floor go to work for you, subject to zoning, permits, and approvals. Most buyers never get that choice. This house hands it to you! Below it all, a full basement eats storage for breakfast. And the location does not miss. Shopping, restaurants, schools, and the routes that put all of Buffalo within reach, minutes away. Space. Options. Two full baths. One address.

3 Beds ⋅ 2 Baths ⋅ B1717028 MLS

Seller will consider offers between $149,900 and $199,900 Two Levels. Two Full Baths. Two Ways to Win in North Buffalo! 179 Villa is a big, smart, seriously flexible single family in North Buffalo, and the floor plan is the whole story. Two levels of real living space. Two full bathrooms. A layout that actually separates them. Try finding that combination in North Buffalo right now! Start on the first floor, because it lives like a complete home all by itself. A living room that holds real furniture, not apartment furniture. A formal dining room built for the holidays you keep saying you are going to host. A spacious kitchen with fresh paint and new recessed lighting. A full bathroom. And a bedroom that flexes into a home office, a guest room, or a first floor primary, whatever your life actually needs. Now head upstairs, where new flooring runs throughout. A bedroom. Another bedroom or flex room. A second full bathroom. And a second floor kitchen left over from this home's earlier life. It is not functional right now, but it is sitting right there. Which is where it gets interesting! Option one: live in the whole thing, top to bottom, exactly as it is set up today. Option two: explore converting back to a two-family and let the second floor go to work for you, subject to zoning, permits, and approvals. Most buyers never get that choice. This house hands it to you! Below it all, a full basement eats storage for breakfast. And the location does not miss. Shopping, restaurants, schools, and the routes that put all of Buffalo within reach, minutes away. Space. Options. Two full baths. One address.

179 Villa Avenue, Buffalo

$189,900

Welcome to a bright and inviting 3-bedroom, 1-bathroom home, owned by the same family for generations. This solid home with great bones has plenty of potential and offers classic character, lots of natural light and a comfortable layout. Features include hardwood floors, vinyl replacement windows, an eat-in kitchen (fridge included) as well as a formal dining room. Additional highlights include an attached one-car garage, full basement, updated 100-amp electrical service and hot water tank was replaced in 2025. Washer and dryer are included with the sale too. Outside, there is a shed for yard equipment storage and established perennial gardens, offering a charming space to relax and enjoy the seasons of WNY. Conveniently located near the Town of Tonawanda/Buffalo border, this home is close to shopping, dining and just 5 minutes away from Hertel Avenue. This home is your chance to buy a home with plenty of opportunity to make it your own! Showings begin immediately, offers will be reviewed starting Tuesday, October 6th at 2pm.

3 Beds ⋅ 1 Baths ⋅ B1717648 MLS

Welcome to a bright and inviting 3-bedroom, 1-bathroom home, owned by the same family for generations. This solid home with great bones has plenty of potential and offers classic character, lots of natural light and a comfortable layout. Features include hardwood floors, vinyl replacement windows, an eat-in kitchen (fridge included) as well as a formal dining room. Additional highlights include an attached one-car garage, full basement, updated 100-amp electrical service and hot water tank was replaced in 2025. Washer and dryer are included with the sale too. Outside, there is a shed for yard equipment storage and established perennial gardens, offering a charming space to relax and enjoy the seasons of WNY. Conveniently located near the Town of Tonawanda/Buffalo border, this home is close to shopping, dining and just 5 minutes away from Hertel Avenue. This home is your chance to buy a home with plenty of opportunity to make it your own! Showings begin immediately, offers will be reviewed starting Tuesday, October 6th at 2pm.

54 Byron Avenue, Tonawanda

$139,900

Welcome to 312 Cambridge Ave, a well-maintained single-family home offering 3 bedrooms and 1 full bathroom. This home features a remodeled kitchen and bathroom along with luxury vinyl flooring that adds a clean, updated feel throughout the living space. A full basement provides excellent storage or workspace options, while the full attic offers potential for future expansion, with space that could be finished to create additional rooms. Enjoy relaxing on the covered front porch and take advantage of the spacious, partially fenced yard—ideal for outdoor enjoyment. The blacktop driveway provides convenient off-street parking. The home is equipped with a forced air furnace and has been well cared for over time. Conveniently located near everyday amenities, this property also offers low taxes. Showings begin immediately; 48-hour notice required for showings.

3 Beds ⋅ 1 Baths ⋅ B1717606 MLS

Welcome to 312 Cambridge Ave, a well-maintained single-family home offering 3 bedrooms and 1 full bathroom. This home features a remodeled kitchen and bathroom along with luxury vinyl flooring that adds a clean, updated feel throughout the living space. A full basement provides excellent storage or workspace options, while the full attic offers potential for future expansion, with space that could be finished to create additional rooms. Enjoy relaxing on the covered front porch and take advantage of the spacious, partially fenced yard—ideal for outdoor enjoyment. The blacktop driveway provides convenient off-street parking. The home is equipped with a forced air furnace and has been well cared for over time. Conveniently located near everyday amenities, this property also offers low taxes. Showings begin immediately; 48-hour notice required for showings.

312 Cambridge Avenue, Buffalo

$159,900

Welcome to 604 E Amherst Ave, Buffalo, NY 14215! This move-in-ready single-family home offers 4 bedrooms, 1.5 bathrooms, and 1,622 square feet of living space. The flexible layout provides room for everyday living, guests, or a home office, while the 2-car garage adds convenient parking and storage. Located close to shopping, dining, and other amenities, this home is ready for its next owner. Square footage may differ from record per floor plan measurements.

4 Beds ⋅ 2 Baths ⋅ B1716267 MLS

Welcome to 604 E Amherst Ave, Buffalo, NY 14215! This move-in-ready single-family home offers 4 bedrooms, 1.5 bathrooms, and 1,622 square feet of living space. The flexible layout provides room for everyday living, guests, or a home office, while the 2-car garage adds convenient parking and storage. Located close to shopping, dining, and other amenities, this home is ready for its next owner. Square footage may differ from record per floor plan measurements.

604 E Amherst Street, Buffalo

$187,900

Opportunity awaits in this spacious and versatile 4-bedroom, 1.5-bath single-family home! A covered front porch leads to a convenient foyer and hallway, opening to a bright, welcoming living room and dedicated dining room. The first floor also includes a kitchen with newer flooring, a comfortable family room, and a generously sized half bath. Upstairs you will find four good-sized bedrooms, including an exceptionally large primary bedroom with sitting area, plus a full bath. There is plenty of room for everyone. Original period woodwork, hardwood floors on both levels, and newer carpeting add warmth and character. A full stand-up attic and full basement also provide substantial storage. Other highlights include mostly newer windows, a 2022 furnace, and a 2017 hot water tank. Outside, the partially fenced yard offers plenty of green space, while the private driveway provides off-street parking. Conveniently located near schools, shops, public transportation, and expressways, this home offers a flexible layout with room to grow, a great opportunity for investors or owner occupants alike. Offers will be reviewed as received.

4 Beds ⋅ 2 Baths ⋅ B1711917 MLS

Opportunity awaits in this spacious and versatile 4-bedroom, 1.5-bath single-family home! A covered front porch leads to a convenient foyer and hallway, opening to a bright, welcoming living room and dedicated dining room. The first floor also includes a kitchen with newer flooring, a comfortable family room, and a generously sized half bath. Upstairs you will find four good-sized bedrooms, including an exceptionally large primary bedroom with sitting area, plus a full bath. There is plenty of room for everyone. Original period woodwork, hardwood floors on both levels, and newer carpeting add warmth and character. A full stand-up attic and full basement also provide substantial storage. Other highlights include mostly newer windows, a 2022 furnace, and a 2017 hot water tank. Outside, the partially fenced yard offers plenty of green space, while the private driveway provides off-street parking. Conveniently located near schools, shops, public transportation, and expressways, this home offers a flexible layout with room to grow, a great opportunity for investors or owner occupants alike. Offers will be reviewed as received.

250 Doat Street, Buffalo

$77,700

Best value on the market! This ranch home has endless possibilities. Even though it needs everything, this still would be a great property for the right buyer. This is a cash only sale ( just not to wait for someone to get it a rehab loan). You must sign of waiver to go into the property in advance. Please be kind and parked to the one side of the driveway. 54 North Colvin Pl. is a one block long street with two houses on it. There is no parking in front of the house on the road. This ranch had an addition many years ago- that could be a third bedroom suite or a family room. There is a sunroom through the French doors in the dining area. There are some built-in among the property. There is an updated roof as well as the furnace. The basement has been gutted out mostly. Left the full bathroom intact. There is a fireplace in the basement as well on first floor in the living room. I believe the foundation is poured and the house is blocked built. There is a horizontal crack in the sunroom-the crack seems to be the line where the footer meets the framing. There is a shed on the property as well. Buyer will be responsible for getting sump pump escrow set up. A disclosure must be SIGNED BEFORE an appointment can be made. Agents can pull the disclosure up in attachments. N. Colvin is a ONE block long street just off the bend of Colvin. NO STREET parking in front of house. please park in driveway or on NORTHWOOD. Offers will be due October 7, 2024 at 12 noon

3 Beds ⋅ 2 Baths ⋅ B1717147 MLS

Best value on the market! This ranch home has endless possibilities. Even though it needs everything, this still would be a great property for the right buyer. This is a cash only sale ( just not to wait for someone to get it a rehab loan). You must sign of waiver to go into the property in advance. Please be kind and parked to the one side of the driveway. 54 North Colvin Pl. is a one block long street with two houses on it. There is no parking in front of the house on the road. This ranch had an addition many years ago- that could be a third bedroom suite or a family room. There is a sunroom through the French doors in the dining area. There are some built-in among the property. There is an updated roof as well as the furnace. The basement has been gutted out mostly. Left the full bathroom intact. There is a fireplace in the basement as well on first floor in the living room. I believe the foundation is poured and the house is blocked built. There is a horizontal crack in the sunroom-the crack seems to be the line where the footer meets the framing. There is a shed on the property as well. Buyer will be responsible for getting sump pump escrow set up. A disclosure must be SIGNED BEFORE an appointment can be made. Agents can pull the disclosure up in attachments. N. Colvin is a ONE block long street just off the bend of Colvin. NO STREET parking in front of house. please park in driveway or on NORTHWOOD. Offers will be due October 7, 2024 at 12 noon

54 N Colvin Place, Tonawanda

$199,900

The potential is endless with this 5 bedroom, two bathroom home in the heart of the Village of Angola. Huge living room with fireplace and hardwood flooring opens to the formal dining room with French door and into the morning room. First floor laundry and full bathroom. Five bedrooms on the second floor and walk-up attic. Full basement, two car detached garage and fully fenced rear yard. Auction event is from 10/4/26 -10/6/26.

5 Beds ⋅ 2 Baths ⋅ B1717812 MLS

The potential is endless with this 5 bedroom, two bathroom home in the heart of the Village of Angola. Huge living room with fireplace and hardwood flooring opens to the formal dining room with French door and into the morning room. First floor laundry and full bathroom. Five bedrooms on the second floor and walk-up attic. Full basement, two car detached garage and fully fenced rear yard. Auction event is from 10/4/26 -10/6/26.

107 S Main Street, Evans

$184,900

Priced to sell! Charming 3-bedroom, 1-bath Colonial offering timeless character and plenty of potential! The home welcomes you with a large, bright all-season sunroom featuring beautiful stained-glass windows—an inviting space perfect for entertaining family and friends year-round. From there, step into the spacious foyer and through the original hardwood French doors, showcasing craftsmanship you simply don’t see anymore, into the living room and separate dining room. The spacious kitchen offers plenty of room and potential for updating to suit your style, with a large first-floor laundry conveniently located just off the kitchen. Upstairs, you’ll find three generously sized bedrooms, a full bath, and a spacious walk-up attic providing abundant storage. A full basement offers additional space and possibilities. The home needs kitchen and bathroom updates, along with some cosmetic repairs, making it an excellent opportunity to bring your vision and personal touches to a home filled with original character. Additional features include a one-car garage and a complete tear-off roof installed in 2019. Priced to sell and offered as an excellent opportunity for buyers looking for a spacious home with character, charm and potential. The home is being sold AS-IS. Showings begin immediately. Seller reserves the right to accept an offer at any time.

3 Beds ⋅ 1 Baths ⋅ B1717820 MLS

Priced to sell! Charming 3-bedroom, 1-bath Colonial offering timeless character and plenty of potential! The home welcomes you with a large, bright all-season sunroom featuring beautiful stained-glass windows—an inviting space perfect for entertaining family and friends year-round. From there, step into the spacious foyer and through the original hardwood French doors, showcasing craftsmanship you simply don’t see anymore, into the living room and separate dining room. The spacious kitchen offers plenty of room and potential for updating to suit your style, with a large first-floor laundry conveniently located just off the kitchen. Upstairs, you’ll find three generously sized bedrooms, a full bath, and a spacious walk-up attic providing abundant storage. A full basement offers additional space and possibilities. The home needs kitchen and bathroom updates, along with some cosmetic repairs, making it an excellent opportunity to bring your vision and personal touches to a home filled with original character. Additional features include a one-car garage and a complete tear-off roof installed in 2019. Priced to sell and offered as an excellent opportunity for buyers looking for a spacious home with character, charm and potential. The home is being sold AS-IS. Showings begin immediately. Seller reserves the right to accept an offer at any time.

159 Altruria Street, Buffalo

$110,000

Welcome to 297 Riley Street! This 3/2 double offers a great opportunity for an owner occupant or investor looking to add to their portfolio. The upper unit is currently rented, providing immediate rental income. The lower unit is vacant. Some TLC needed. Conveniently located near local amenities, major roadways, and thruways. Don’t miss the opportunity to make this property your next investment!

5 Beds ⋅ 2 Baths ⋅ B1717388 MLS

Welcome to 297 Riley Street! This 3/2 double offers a great opportunity for an owner occupant or investor looking to add to their portfolio. The upper unit is currently rented, providing immediate rental income. The lower unit is vacant. Some TLC needed. Conveniently located near local amenities, major roadways, and thruways. Don’t miss the opportunity to make this property your next investment!

297 Riley Street, Buffalo

$165,000

Welcome to 143 Richmond, a 2 family home located in the Elmwood Village. This property features high ceilings, parquet and oak hardwood floors with inlay, natural woodwork, large front porch, nice size private backyard and a two-car garage accessible from York Street. Both units consist of two-bedrooms and one-bathroom and is set up as separate utilites. This home will need some work but presents a great opportunity for an investor or an owner-occupant to. Don't miss out on this amazing opportunity!

4 Beds ⋅ 2 Baths ⋅ R1717696 MLS

Welcome to 143 Richmond, a 2 family home located in the Elmwood Village. This property features high ceilings, parquet and oak hardwood floors with inlay, natural woodwork, large front porch, nice size private backyard and a two-car garage accessible from York Street. Both units consist of two-bedrooms and one-bathroom and is set up as separate utilites. This home will need some work but presents a great opportunity for an investor or an owner-occupant to. Don't miss out on this amazing opportunity!

134 Richmond Avenue, Buffalo

$92,500

Welcome to 336 Dartmouth Ave, with 4 bedrooms and 3 full bathrooms, according to the occupant currently living in the home. The home needs cosmetic updates that will increase equity based on the current sale price. The basement is also finished with a full bathroom.

3 Beds ⋅ 3 Baths ⋅ B1717785 MLS

Welcome to 336 Dartmouth Ave, with 4 bedrooms and 3 full bathrooms, according to the occupant currently living in the home. The home needs cosmetic updates that will increase equity based on the current sale price. The basement is also finished with a full bathroom.

336 Dartmouth Avenue, Buffalo

$100,000

New build ranch style manufactured home in land lease community Woodside Village in beautiful Clarence New York. This home is perfect for first time homebuyers, downsizers or anyone looking for the comfort and efficiency of a brand new home. Two bedroom and one bathroom (with tub). The bright, open layout includes a modern kitchen equipped with brand-new stainless steel Whirlpool appliances, including a refrigerator, stove, microwave, and dishwasher. An alcove is already in place for a washer and dryer, making laundry setup simple and convenient. Additional features include: Brand-new furnace and central air conditioning Brand-new private driveway Brand-new 12ft by 32ft carport Brand-new storage shed (sided to match the home) Never occupied – everything is brand new Efficient, low-maintenance design Located in the highly regarded Clarence Central School District. Woodside Village offers a peaceful community setting while being just minutes from shopping, restaurants, parks, and major highways, providing the perfect balance of quiet living and everyday convenience. The monthly lot fee is $515 which includes water and snow removal of main roads in the winter months. This home is for sale only and is not available for rent. Don’t miss this opportunity to own a beautiful, move-in-ready home!

2 Beds ⋅ 1 Baths ⋅ B1717478 MLS

New build ranch style manufactured home in land lease community Woodside Village in beautiful Clarence New York. This home is perfect for first time homebuyers, downsizers or anyone looking for the comfort and efficiency of a brand new home. Two bedroom and one bathroom (with tub). The bright, open layout includes a modern kitchen equipped with brand-new stainless steel Whirlpool appliances, including a refrigerator, stove, microwave, and dishwasher. An alcove is already in place for a washer and dryer, making laundry setup simple and convenient. Additional features include: Brand-new furnace and central air conditioning Brand-new private driveway Brand-new 12ft by 32ft carport Brand-new storage shed (sided to match the home) Never occupied – everything is brand new Efficient, low-maintenance design Located in the highly regarded Clarence Central School District. Woodside Village offers a peaceful community setting while being just minutes from shopping, restaurants, parks, and major highways, providing the perfect balance of quiet living and everyday convenience. The monthly lot fee is $515 which includes water and snow removal of main roads in the winter months. This home is for sale only and is not available for rent. Don’t miss this opportunity to own a beautiful, move-in-ready home!

9233 Main St. Lot #46, Clarence

$34,500

Enjoy easy one floor living and plenty of outdoor space with this spacious 2 bedroom ranch situated on a generous cul-de-sac lot! Relax by the pond, enjoy fishing, or spend time in the beautiful gardens filled with established rose bushes and daisies that return year after year. Inside, you'll find a comfortable living room, dining room, full bath, first floor laundry, and a wonderful 3 season sunroom perfect for enjoying the changing seasons. An attached enclosed 1 car garage/carport provides additional convenience, along with a larger dry storage shed. Gas is available on site but is not currently connected to the home. Numerous improvements have been completed since 2019, including roof, gutters with LeafGuard, windows, spray foam insulation beneath the home, stove and refrigerator. Community amenities add even more value, including a clubhouse with kitchen privileges, pond, RV storage, enclosed mailroom, and dog stations throughout the park. Up to two animals per household are permitted. Taxes are included in the lot rent, helping simplify monthly expenses. Whether you're relaxing in the sunroom, tending the gardens, fishing by the pond, or enjoying the community amenities, this home offers a comfortable, low maintenance lifestyle with plenty of room to enjoy the outdoors. Some photos have been virtually stage. Showings start immediately and seller has the right to set an offer deadline date. Any one interested must fill out an online application and be approved by the park. Park does not provide lawn care or snow removal from driveway.

2 Beds ⋅ 1 Baths ⋅ B1715348 MLS

Enjoy easy one floor living and plenty of outdoor space with this spacious 2 bedroom ranch situated on a generous cul-de-sac lot! Relax by the pond, enjoy fishing, or spend time in the beautiful gardens filled with established rose bushes and daisies that return year after year. Inside, you'll find a comfortable living room, dining room, full bath, first floor laundry, and a wonderful 3 season sunroom perfect for enjoying the changing seasons. An attached enclosed 1 car garage/carport provides additional convenience, along with a larger dry storage shed. Gas is available on site but is not currently connected to the home. Numerous improvements have been completed since 2019, including roof, gutters with LeafGuard, windows, spray foam insulation beneath the home, stove and refrigerator. Community amenities add even more value, including a clubhouse with kitchen privileges, pond, RV storage, enclosed mailroom, and dog stations throughout the park. Up to two animals per household are permitted. Taxes are included in the lot rent, helping simplify monthly expenses. Whether you're relaxing in the sunroom, tending the gardens, fishing by the pond, or enjoying the community amenities, this home offers a comfortable, low maintenance lifestyle with plenty of room to enjoy the outdoors. Some photos have been virtually stage. Showings start immediately and seller has the right to set an offer deadline date. Any one interested must fill out an online application and be approved by the park. Park does not provide lawn care or snow removal from driveway.

29 Quarry Hill, Newstead

$179,900

Town of Clarence - This Ranch home offers 3 bedrooms and 1 bathroom, large bright living room with vaulted ceiling and fireplace, family room with woodburning stove and full basement all in the Clarence School District. Offer deadline is 10/2/26 at noon.

3 Beds ⋅ 1 Baths ⋅ B1717559 MLS

Town of Clarence - This Ranch home offers 3 bedrooms and 1 bathroom, large bright living room with vaulted ceiling and fireplace, family room with woodburning stove and full basement all in the Clarence School District. Offer deadline is 10/2/26 at noon.

4194 Cameron Drive, Clarence

$194,888

VACANT - FULLY RENOVATED, 2-FAMILY - 6 BEDS - 2 BATHS - 2110 SQ. FT. - WITH FULL BASEMENT - PRIVATE DRIVEWAY - Updated Driveway And A Roof About Four Years Old..... The Upper Floor Has Three Bedrooms And One Full Bath. The Lower Floor Has Three Bedrooms And One Full Bath. l. Full Basement Under The House For Storage And Mechanicals. Attic Space Above. Large Fully Fenced Backyard. Off-Street Parking On A Recently Rebuilt Driveway. Built In 1915. Vinyl And Aluminum Exterior. Hot-Air Heat. Public Water. Public Sewer. No Homeowners Association. Lot About 30 Feet By 132 Feet. About 0.09 Acre. Jones Subdivision. City Of Buffalo. No Village. Riverside Sits In Northwest Buffalo Near The Niagara River. Riverside Park Nearby, With Open Green Space, Play Areas, Sports Fields, A Pool, And An Ice Rink. Buffalo City School District. Nearby Schools Include P.S. 65 Roosevelt Early Childhood Center On Skillen Street, West Hertel Academy, And Riverside Academy High School On Ontario Street.

6 Beds ⋅ 2 Baths ⋅ R1717558 MLS

VACANT - FULLY RENOVATED, 2-FAMILY - 6 BEDS - 2 BATHS - 2110 SQ. FT. - WITH FULL BASEMENT - PRIVATE DRIVEWAY - Updated Driveway And A Roof About Four Years Old..... The Upper Floor Has Three Bedrooms And One Full Bath. The Lower Floor Has Three Bedrooms And One Full Bath. l. Full Basement Under The House For Storage And Mechanicals. Attic Space Above. Large Fully Fenced Backyard. Off-Street Parking On A Recently Rebuilt Driveway. Built In 1915. Vinyl And Aluminum Exterior. Hot-Air Heat. Public Water. Public Sewer. No Homeowners Association. Lot About 30 Feet By 132 Feet. About 0.09 Acre. Jones Subdivision. City Of Buffalo. No Village. Riverside Sits In Northwest Buffalo Near The Niagara River. Riverside Park Nearby, With Open Green Space, Play Areas, Sports Fields, A Pool, And An Ice Rink. Buffalo City School District. Nearby Schools Include P.S. 65 Roosevelt Early Childhood Center On Skillen Street, West Hertel Academy, And Riverside Academy High School On Ontario Street.

75 Progressive Avenue, Buffalo

$27,000

Welcome to 3450 Howard Rd., Lot #74 in Hamburg! This well-cared-for 2-bedroom, 2-full-bath home offers generous living spaces and plenty of storage throughout. updates include a roof that’s less than 10 years old. Located in Waterfalls Village, you’ll enjoy easy living with everyday conveniences just minutes away. Monthly lot rent of $735 includes taxes, trash, sewer, and access to the community’s onsite gym and clubhouse. Medium-sized pets are allowed with park approval. Buyers must apply to Waterfalls Village.

2 Beds ⋅ 2 Baths ⋅ B1717551 MLS

Welcome to 3450 Howard Rd., Lot #74 in Hamburg! This well-cared-for 2-bedroom, 2-full-bath home offers generous living spaces and plenty of storage throughout. updates include a roof that’s less than 10 years old. Located in Waterfalls Village, you’ll enjoy easy living with everyday conveniences just minutes away. Monthly lot rent of $735 includes taxes, trash, sewer, and access to the community’s onsite gym and clubhouse. Medium-sized pets are allowed with park approval. Buyers must apply to Waterfalls Village.

3450 #74 Howard, Hamburg

$199,999

Welcome to 115 Vern in Cheektowaga! This inviting split-level home offers 3 bedrooms, 1.5 baths, and 2,188 square feet of living space. Hardwood floors add warmth and character throughout, while the finished basement provides valuable additional living space. Enjoy the outdoors from the backyard patio, with a shed providing convenient additional storage. A 2-car attached garage adds even more convenience. With a functional layout, spacious interior, and great outdoor space, this home is ready for its next chapter.

3 Beds ⋅ 2 Baths ⋅ B1717538 MLS

Welcome to 115 Vern in Cheektowaga! This inviting split-level home offers 3 bedrooms, 1.5 baths, and 2,188 square feet of living space. Hardwood floors add warmth and character throughout, while the finished basement provides valuable additional living space. Enjoy the outdoors from the backyard patio, with a shed providing convenient additional storage. A 2-car attached garage adds even more convenience. With a functional layout, spacious interior, and great outdoor space, this home is ready for its next chapter.

115 Vern Lane, Cheektowaga

4545 Chestnut Ridge Road Unit 121A, Amherst

$199,900

Spacious and well-maintained first-floor 3-bedroom, 2-full-bath condo at Versailles at Amherst, offering approximately 1,375 sq. ft. of comfortable single-level living. Generously sized bedrooms and closets, a large living and dining area, in-unit laundry and plenty of storage provide an easy, functional layout. Sliding doors lead to a patio overlooking the landscaped grounds. A detached one-car garage is also included. Enjoy community pool access. Conveniently located near UB North Campus, shopping, dining and major roadways. Clean and move-in ready, with the opportunity to update over time and make it your own.

3 Beds ⋅ 2 Baths ⋅ B1717525 MLS

Spacious and well-maintained first-floor 3-bedroom, 2-full-bath condo at Versailles at Amherst, offering approximately 1,375 sq. ft. of comfortable single-level living. Generously sized bedrooms and closets, a large living and dining area, in-unit laundry and plenty of storage provide an easy, functional layout. Sliding doors lead to a patio overlooking the landscaped grounds. A detached one-car garage is also included. Enjoy community pool access. Conveniently located near UB North Campus, shopping, dining and major roadways. Clean and move-in ready, with the opportunity to update over time and make it your own.

4545 Chestnut Ridge Road Unit 121A, Amherst

$159,900

Welcome to 92 Arnold Place! This spacious Lackawanna duplex offers flexibility, character, and an excellent opportunity for an owner-occupant or investor looking to add value. With 5 bedrooms across two units, a functional layout, outdoor space, and several recent improvements, this property is ready for its next chapter. The freshly painted first-floor unit features 3 bedrooms, a walk-in closet, and a comfortable layout with plenty of room to make it your own. Upstairs, you’ll find 2 bedrooms plus additional bonus space, along with a large front balcony and a second smaller balcony off the upstairs landing—perfect for enjoying a morning coffee or some fresh air. Outside, the fully fenced yard provides privacy and includes a patio area that’s ideal for entertaining, relaxing, or enjoying summer gatherings. A walk-up attic offers valuable additional storage space. Recent updates include an updated boiler and hot water tank, providing peace of mind for the next owner. The property is being sold AS IS, offering the opportunity to make additional improvements and build equity over time. Whether you’re looking for an income-producing property, a home with rental potential, or a duplex to accommodate extended living arrangements, 92 Arnold Place offers space, flexibility, and opportunity in a convenient Lackawanna location. Showings Begin Saturday @ 10 am. Open House Sunday 10-12pm. Seller reserves the right to set offer submission date.

5 Beds ⋅ 2 Baths ⋅ B1716246 MLS

Welcome to 92 Arnold Place! This spacious Lackawanna duplex offers flexibility, character, and an excellent opportunity for an owner-occupant or investor looking to add value. With 5 bedrooms across two units, a functional layout, outdoor space, and several recent improvements, this property is ready for its next chapter. The freshly painted first-floor unit features 3 bedrooms, a walk-in closet, and a comfortable layout with plenty of room to make it your own. Upstairs, you’ll find 2 bedrooms plus additional bonus space, along with a large front balcony and a second smaller balcony off the upstairs landing—perfect for enjoying a morning coffee or some fresh air. Outside, the fully fenced yard provides privacy and includes a patio area that’s ideal for entertaining, relaxing, or enjoying summer gatherings. A walk-up attic offers valuable additional storage space. Recent updates include an updated boiler and hot water tank, providing peace of mind for the next owner. The property is being sold AS IS, offering the opportunity to make additional improvements and build equity over time. Whether you’re looking for an income-producing property, a home with rental potential, or a duplex to accommodate extended living arrangements, 92 Arnold Place offers space, flexibility, and opportunity in a convenient Lackawanna location. Showings Begin Saturday @ 10 am. Open House Sunday 10-12pm. Seller reserves the right to set offer submission date.

92 Arnold Place, Lackawanna

$175,000

Bring your vision to 365 Hartford! Offered at $175,000, this 3 bedroom, 1 full bath home in the Town of Tonawanda offers an opportunity for a buyer ready to make it their own. The first floor features a spacious living room and dining area, eat in kitchen, and a family room with plenty of windows overlooking the backyard. The kitchen appliances remain with the property, along with the washer and dryer. Upstairs are three bedrooms, a full bath and built in storage. Some of the bigger items have already been addressed, including a furnace approximately 2 years old, roof approximately 12 years old, and some newer windows in the kitchen and family room. An attached one car garage, full basement and spacious backyard add even more potential. The home does require updating and repairs, but offers a great opportunity to renovate and personalize at an attractive price point. Public records reflect 980 square feet; CubiCasa measures approximately 1,131 square feet. Property is priced below its current assessed value. Financing may be limited due to property condition. Buyer is responsible for any required Town of Tonawanda Time of Sale inspections to be done after closing. Property is being sold in its present condition.

3 Beds ⋅ 1 Baths ⋅ B1717130 MLS

Bring your vision to 365 Hartford! Offered at $175,000, this 3 bedroom, 1 full bath home in the Town of Tonawanda offers an opportunity for a buyer ready to make it their own. The first floor features a spacious living room and dining area, eat in kitchen, and a family room with plenty of windows overlooking the backyard. The kitchen appliances remain with the property, along with the washer and dryer. Upstairs are three bedrooms, a full bath and built in storage. Some of the bigger items have already been addressed, including a furnace approximately 2 years old, roof approximately 12 years old, and some newer windows in the kitchen and family room. An attached one car garage, full basement and spacious backyard add even more potential. The home does require updating and repairs, but offers a great opportunity to renovate and personalize at an attractive price point. Public records reflect 980 square feet; CubiCasa measures approximately 1,131 square feet. Property is priced below its current assessed value. Financing may be limited due to property condition. Buyer is responsible for any required Town of Tonawanda Time of Sale inspections to be done after closing. Property is being sold in its present condition.

365 Hartford Avenue, Tonawanda

$199,900

Welcome to this beautiful 2-bedroom, 1.5-bath condo in Amherst with williamsville schools! The main floor features a spacious living room with hardwood floors, creating a warm and inviting space. The kitchen offers oak cabinetry, hardwood floors, and includes all kitchen appliances. A convenient half bath is located just off the kitchen, along with access to a private balcony—perfect for enjoying warm summer days and evenings. Upstairs, you’ll find two generously sized bedrooms and a full bathroom. The finished basement provides additional living space with a large recreation room, laundry area, and a 1.5-car attached garage. This condo offers comfortable living, plenty of space, and convenient features throughout! Sellers reserve the right to set offer deadline.

2 Beds ⋅ 2 Baths ⋅ B1717454 MLS

Welcome to this beautiful 2-bedroom, 1.5-bath condo in Amherst with williamsville schools! The main floor features a spacious living room with hardwood floors, creating a warm and inviting space. The kitchen offers oak cabinetry, hardwood floors, and includes all kitchen appliances. A convenient half bath is located just off the kitchen, along with access to a private balcony—perfect for enjoying warm summer days and evenings. Upstairs, you’ll find two generously sized bedrooms and a full bathroom. The finished basement provides additional living space with a large recreation room, laundry area, and a 1.5-car attached garage. This condo offers comfortable living, plenty of space, and convenient features throughout! Sellers reserve the right to set offer deadline.

28 Stoneledge Court, Amherst

$179,900

Tucked into a quiet corner of East Amherst, this first-floor condominium offers easy, low-maintenance living in a most desirable WNY community. Two bedrooms, two full bathrooms, and 966 square feet come together in a layout that works well whether you're settling into your first condominium, downsizing, or just looking for a low-upkeep place to call home. Step inside and you're greeted by an abundance of natural light pouring in through the french doors complementing the luxury vinyl floors adding warmth and character to the living space. Easy and few stairs to navigate makes for comfortable, single-story living — everything you need on one level. The owner's bedroom is generously sized, easily fitting a king bed, and includes a walk-in closet. The basement gives you flexible space for laundry, storage, or the potential to create an additional living area down the road. Outside, the classic brick exterior façade gives the building lasting curb appeal, and the rear deck is a nice spot to enjoy your morning coffee, unwind after work and enjoy our beautiful 4 seasons. The assigned parking space means you'll always have a spot waiting for you.

2 Beds ⋅ 2 Baths ⋅ B1717200 MLS

Tucked into a quiet corner of East Amherst, this first-floor condominium offers easy, low-maintenance living in a most desirable WNY community. Two bedrooms, two full bathrooms, and 966 square feet come together in a layout that works well whether you're settling into your first condominium, downsizing, or just looking for a low-upkeep place to call home. Step inside and you're greeted by an abundance of natural light pouring in through the french doors complementing the luxury vinyl floors adding warmth and character to the living space. Easy and few stairs to navigate makes for comfortable, single-story living — everything you need on one level. The owner's bedroom is generously sized, easily fitting a king bed, and includes a walk-in closet. The basement gives you flexible space for laundry, storage, or the potential to create an additional living area down the road. Outside, the classic brick exterior façade gives the building lasting curb appeal, and the rear deck is a nice spot to enjoy your morning coffee, unwind after work and enjoy our beautiful 4 seasons. The assigned parking space means you'll always have a spot waiting for you.

9 Tralee Terr, Amherst

$175,000

This classic Buffalo home has the kind of character that feels right at home in the city. Step in from the covered front porch and you’ll find a spacious living room anchored by a fireplace, a dedicated dining room ready for Sunday dinners, and a generously sized kitchen with plenty of room for everyday life. A convenient half bath rounds out the first floor. Upstairs, three bedrooms and a full bath continue the home’s traditional layout, with wood floors and the kind of details that give an older Buffalo home its personality. Out back, a deep yard offers plenty of breathing room, while the private driveway is a welcome city luxury. A full basement adds storage and utility space below. Solid, comfortable and full of possibility, 110 Amber Street feels unmistakably Buffalo, a house with some history behind it and plenty of story still left to write.

3 Beds ⋅ 2 Baths ⋅ B1717293 MLS

This classic Buffalo home has the kind of character that feels right at home in the city. Step in from the covered front porch and you’ll find a spacious living room anchored by a fireplace, a dedicated dining room ready for Sunday dinners, and a generously sized kitchen with plenty of room for everyday life. A convenient half bath rounds out the first floor. Upstairs, three bedrooms and a full bath continue the home’s traditional layout, with wood floors and the kind of details that give an older Buffalo home its personality. Out back, a deep yard offers plenty of breathing room, while the private driveway is a welcome city luxury. A full basement adds storage and utility space below. Solid, comfortable and full of possibility, 110 Amber Street feels unmistakably Buffalo, a house with some history behind it and plenty of story still left to write.

110 Amber Street, Buffalo

$179,900

Welcome to 130 Shirley Ave, Buffalo, NY 14215! This well-maintained, owner-occupied single-family home offers 3 bedrooms, 1 bathroom, and hardwood floors throughout. Enjoy the enclosed front porch, open driveway, and 2-car garage. A new roof and neatly maintained lawn add to the home’s appeal. The property will be vacant at closing and ready for its next owner. Don’t miss this opportunity. Square footage may differ from record per floor plan measurements.

3 Beds ⋅ 1 Baths ⋅ B1714391 MLS

Welcome to 130 Shirley Ave, Buffalo, NY 14215! This well-maintained, owner-occupied single-family home offers 3 bedrooms, 1 bathroom, and hardwood floors throughout. Enjoy the enclosed front porch, open driveway, and 2-car garage. A new roof and neatly maintained lawn add to the home’s appeal. The property will be vacant at closing and ready for its next owner. Don’t miss this opportunity. Square footage may differ from record per floor plan measurements.

130 Shirley Avenue, Buffalo

$75,000

Welcome to 75 Sherman St., a multi-family fixer-upper offering an excellent opportunity for buyers and investors looking to renovate, add value, and expand their real estate portfolio. The property is being sold as-is, and the seller will not undertake any repairs. The home features two identical units, each offering 3 bedrooms, a living room, dining room, kitchen, and one bathroom, providing flexible space for a variety of uses. A fairly new asphalt shingle roof adds value and peace of mind for the new owner. With its two-unit layout, renovation potential, and flexible use options, this property presents an attractive opportunity for investors seeking additional rental income and long-term value. Don’t miss the opportunity to make 75 Sherman St. your next investment.

6 Beds ⋅ 2 Baths ⋅ B1716852 MLS

Welcome to 75 Sherman St., a multi-family fixer-upper offering an excellent opportunity for buyers and investors looking to renovate, add value, and expand their real estate portfolio. The property is being sold as-is, and the seller will not undertake any repairs. The home features two identical units, each offering 3 bedrooms, a living room, dining room, kitchen, and one bathroom, providing flexible space for a variety of uses. A fairly new asphalt shingle roof adds value and peace of mind for the new owner. With its two-unit layout, renovation potential, and flexible use options, this property presents an attractive opportunity for investors seeking additional rental income and long-term value. Don’t miss the opportunity to make 75 Sherman St. your next investment.

75 Sherman Street, Buffalo