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32 Hamilton Avenue, Lackawanna
$273,900
3 Beds ⋅ 2 Baths ⋅ B1718032 MLS
Welcome to 32 Hamilton Avenue! Fully updated & carefully curated design throughout! Enter through a custom alderwood front door with fun speakeasy window & into a bright welcoming living room with custom blinds. The living room flows into a large dining space with exposed brick, built in live edge bar & shelving. A sliding glass door opens directly to the backyard oasis with trex deck, privacy fence, hot tub & beautiful mature landscaping. Perfect for entertaining guests! The completely remodeled kitchen features granite countertops, solid wood cabinetry, stainless steel appliances, breakfast bar & one-of-a-kind leather draw pulls & cupboard handles. A beautifully updated convenient half bath off the kitchen. Two good sized first floor bedrooms & thoughtfully updated full bath with low step shower & playful penny floor. Recessed lighting, beautiful fixtures, ceiling fans & high quality vinyl luxury flooring throughout the first floor. Upstairs, the spacious primary bedroom with plush carpeting provides a private retreat, complemented by a comfortable hall sitting area that offers additional space for reading, relaxing or work space. Worry free & convenient living with a pristine concrete driveway (2019), detached 1.5 car garage, classic cedar shaped vinyl siding (2021) & two fresh trex decks with vinyl railings (2021)! Endless updates include full tear off roof & gutters (2019), new hot water tank (2025), brand new Lennox boiler (2026), all windows have been replaced & come with transferable warranty, hot tub (installed 2022, regularly serviced & new heater 2026), chimney rebuilt (2021), updated both baths (2021), glass block (2021) & sliding glass door (2021). Everything has been done for you, all you have to do is move in!

32 Hamilton Avenue, Lackawanna
48 Lenox Street, West Seneca
$249,900
4 Beds ⋅ 2 Baths ⋅ B1718133 MLS
Welcome to 48 Lenox Street! This charming 4-bedroom, 1.5-bath home offers comfortable, practical living space and a detached 2-car garage. The first floor features two bedrooms and a full bathroom. Laundry could also be brought up from the basement, offering the potential for convenient first-floor living. Enjoy beautiful new flooring in the kitchen and hallway. The finished second floor adds the valuable additional square footage, including two spacious bedrooms and a half bath. Outside, the backyard provides a great setting for relaxing or gathering with friends and family. This home is located near shopping, restaurants, schools, and parks in a convenient West Seneca neighborhood. With its warm, inviting feel and flexible layout, 48 Lenox offers plenty of opportunity to make the space your own. Open House Saturday 10/17 from 1-3!

48 Lenox Street, West Seneca
40 Benson Avenue, West Seneca
$229,900
4 Beds ⋅ 2 Baths ⋅ B1718055 MLS
Welcome to 40 Benson Ave in West Seneca! This updated two-family property offers a great opportunity for owner-occupants or investors. Each unit features 2 bedrooms, a living room, dining room, kitchen, and full bathroom. Recent improvements include updated kitchens and bathrooms, new flooring, fresh interior paint, and updated lighting, giving both units a clean and modern feel. Additional features include a full basement, concrete driveway, and detached 2-car garage. Conveniently located near shopping, restaurants, schools, and major routes. Whether you are looking to live in one unit and rent the other or add another multi-family property to your portfolio, this property offers plenty of potential. Square Footage is different from tax records for this property; please see the attached floor plan. Open House: Saturday, Oct 3rd & Sunday, Oct 4th from 1-3 PM

40 Benson Avenue, West Seneca
392 Marilla Street, Buffalo
$234,999
6 Beds ⋅ 2 Baths ⋅ B1718038 MLS
Welcome 392 Marilla, this large and well-maintained duplex offering three bedrooms and one full bathroom in each unit. Both apartments feature spacious layouts with a large living room and separate dining room, providing plenty of room for comfortable living. This property is an excellent opportunity for an investor looking to add a solid rental property to their portfolio or for an owner-occupant looking to live in one unit while renting out the other to help offset the mortgage. 392 Marilla features vinyl replacement windows throughout, while the roof and mechanical systems have been updated within the past 10 years, helping keep future maintenance costs lower. The lower unit has been thoughtfully updated with fresh paint throughout, an updated kitchen, and a beautifully refreshed bathroom. The upper unit also features a refreshed bathroom, adding to the overall appeal and functionality of the property. With two generously sized units, strong layouts, and important major components already updated, this duplex offers both flexibility and long-term investment potential. Whether you're looking to expand your rental portfolio or house-hack your next property, this is an opportunity worth taking a look at!

392 Marilla Street, Buffalo
89 Holland Avenue, Lackawanna
$299,900
8 Beds ⋅ 4 Baths ⋅ B1716170 MLS
Welcome to 89 Holland Ave, a well-located 3-unit multi-family property in the City of Lackawanna. This approximately 2,640 sq. ft. property offers an excellent opportunity for investors seeking an income-producing asset or an owner-occupant looking to offset expenses with rental income. The property currently generates $3,200 per month in gross rental income, or $38,400 annually, with three separate apartments. Current rents are $900/month for the first unit, $1,000/month for the second unit, and $1,300/month for the third unit. The property sits on a 60 x 100 ft. rectangular lot and offers a flexible multi-family layout with potential for long-term investment value.

89 Holland Avenue, Lackawanna
110 Amber Street, Buffalo
$160,000
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
80 Garland Avenue, Cheektowaga
$219,900
3 Beds ⋅ 2 Baths ⋅ B1717310 MLS
This well-maintained, tenant-occupied single-family Cheektowaga Cape Cod home sits on a rare triple-wide lot, offering all the space you could ever need. The huge, fully fenced yard is perfect for entertaining and has plenty of room to add a patio, pool to create the summer oasis of your dreams. Inside, you’ll find a welcoming foyer leading to a spacious living and dining room combination, complete with stunning hardwood floors and a cozy gas fireplace—ideal for chilly winter nights. With over 1,700 square feet of living space, this home features 3 bedrooms, 2 full bathrooms, a large kitchen with ample counter space, 2 car garage, and the convenience of first-floor laundry. It’s the perfect blend of comfort and functionality! The property will be vacant at closing and ready for its next owner. Don’t miss this opportunity.

80 Garland Avenue, Cheektowaga
173 Trowbridge Street, Buffalo
$174,900
4 Beds ⋅ 2 Baths ⋅ B1716999 MLS
Welcome to 173 Trowbridge! This beautifully remodeled 4-bedroom, 1.5-bath home offers a fresh, updated interior with thoughtful improvements throughout. Enjoy a newly remodeled bathroom, new wood-look tile flooring, and numerous updates throughout the property. The spacious layout provides plenty of room for comfortable living, while the convenient location offers easy access to public transportation, shopping, and everyday amenities. A great opportunity to own a move-in-ready home with modern updates in a convenient location.

173 Trowbridge Street, Buffalo
86 Modern Avenue, Lackawanna
$189,900
4 Beds ⋅ 2 Baths ⋅ B1716790 MLS
Welcome to this spacious, well-maintained owner-occupied 2-family home in the heart of Lackawanna. Offering over 1784 sq ft of living space on a 3510 sq ft lot, this property is perfect for both owner-occupants and investors. Each unit features 2 bedrooms, 1 full bathroom, and its own laundry room for added convenience. The second-Floor unit has been recently updated with a modern kitchen and bathroom, while the first-floor kitchen and bathroom were renovated in 2025. Kitchen island in second floor unit is personal property and not included. Enjoy outdoor living on the second-floor balcony, perfect for relaxing, and a fully fenced backyard with a newly installed privacy fence. Don't miss this excellent opportunity to own a move-in-ready duplex in a convenient location. Offers will be reviewed as they are received.

86 Modern Avenue, Lackawanna
4830 Transit Road, Cheektowaga
$375,000
5 Beds ⋅ 2 Baths ⋅ B1716272 MLS
Video tour attached! Prime Commercial/Residential Opportunity on Transit Road – 3 Acres with Unlimited Potential Located in the heart of Cheektowaga/Depew’s bustling business corridor, 4830 Transit Road offers a unique opportunity for investors and entrepreneurs. This fully renovated 2590 sqft property, currently utilized as an office, sits on nearly 3 acres of land, presenting endless possibilities for development or expansion or new construction, catering to a wide range of commercial ventures. Strategic Location on Transit Road (NY Route 78), a major thoroughfare with high traffic counts, ensuring excellent visibility and accessibility. It features C-Retail zoning at the front, transitioning to residential zoning at the rear, allowing for a mix of commercial and residential development options.The building has undergone comprehensive renovations, providing a move-in-ready space for various business operations. Two-car garage with drive-through doors, enhancing the property's functionality. Surrounded by great Businesses, directly across from Kohl's Department Store and the newly established Delta Sonic Car Wash, this property benefits from significant foot and vehicle traffic. The area is a vibrant commercial hub, featuring a mix of national retailers, local businesses, and dining establishments, making it an ideal location for various commercial endeavors. Don't miss this exceptional opportunity to own a versatile property in one of the most vibrant commercial corridors. Also listed as commercial MLS# B1716277

4830 Transit Road, Cheektowaga
1258 Electric Avenue, Lackawanna
$299,000
5 Beds ⋅ 3 Baths ⋅ B1716668 MLS
Beautifully modernized three-unit awaits! $3,000 per month income! OFF STREET PARKING! SEPARATE boilers and electric and gas meters! Vinyl double-hung replacement windows throughout. All steel insulated storm doors. Landlord pays water. Wall-unit air-conditioning units. Building is vinyl and brick with glass block windows. Five-year-old asphalt roof. Chimney recently repointed. Fully fenced yard with gate. Shaw laminate flooring. Finished basement with clean and dry storage. Could be used as a playroom or even an office. Shed with snowblower and push lawnmower included.

1258 Electric Avenue, Lackawanna
2 S Shore Drive, Elma
$529,000
3 Beds ⋅ 2 Baths ⋅ B1716393 MLS
This beautiful patio home offers luxury living. This is a former model home, has 2 bedrooms, 2 bathrooms, eat in kitchen and great room/dining combo. The gas fireplace will keep you warm while enjoying your favorite movie/music with the built-in surround system. Luxury vinyl plank flooring throughout and neutral colors give this home a warm glow. The loft upstairs can be a 3rd bedroom or office with a walk-in closet. The garage floor has a coating for added protection while the full basement boast an 8 ft. ceiling for plenty of storage. In ground sprinkler system and whole house generator. This community has a private nature trail to enjoy for residents. Too much to mention. This is a must see.

2 S Shore Drive, Elma
111 Ramona Avenue, Buffalo
$299,998
4 Beds ⋅ 2 Baths ⋅ B1715961 MLS
If you’ve been waiting for the right combination of space, updates, and value, 111 Ramona Ave deserves a look. This move-in-ready home offers 4 bedrooms, 2.5 baths, a finished basement, and plenty of room to spread out. Inside you’ll find spacious living areas, custom built-ins, an electric fireplace, granite countertops, and a finished basement perfect for a rec room, home office, gym, or additional entertaining space. Even better, many of the big-ticket improvements have already been completed, including a newer garage, driveway, electrical service, water service line, furnace and central A/C, drain tile system, and tankless water heater. Outside, enjoy the covered front porch and fully fenced backyard with an above-ground pool, patio space, and hot tub connections. 4 BEDROOMS. 2.5 BATHS. FINISHED BASEMENT. MAJOR UPDATES. GREAT SOUTH BUFFALO LOCATION. As per attached appraisal, square footage is 1601.

111 Ramona Avenue, Buffalo
104 Bellwood Avenue, West Seneca
$229,000
4 Beds ⋅ 2 Baths ⋅ B1716349 MLS
Welcome to this spacious 1-bath, 4-bedroom home in the heart of West Seneca, offering the perfect blend of character, functionality, and major updates. Featuring two bedrooms on the first floor and two additional bedrooms on the second floor, this versatile layout offers flexibility for a variety of living needs. The home boasts generously sized living and dining areas filled with natural light, creating an inviting space for both everyday living and entertaining. The large eat-in kitchen offers abundant cabinet and counter space, while the updated full bathroom adds modern convenience. Step outside to enjoy the backyard complete with an expansive deck, perfect for summer barbecues, outdoor gatherings, or relaxing evenings. Additional highlights include a half bath in the full basement, providing added convenience, along with plenty of storage and potential for additional finished living space. A detached garage and wide concrete driveway offer ample off-street parking. Major updates include a 2-year-old metal roof, providing lasting durability and peace of mind. Conveniently located near shopping, restaurants, parks, schools, and major commuter routes, this home is ready for its next owner to make it their own.

104 Bellwood Avenue, West Seneca
80 Aurora Avenue, West Seneca
$179,000
4 Beds ⋅ 2 Baths ⋅ B1716004 MLS
Sale includes vacant lot to left of property (Tax Map # 124.77-2-19). Vacant lot includes a second driveway.

80 Aurora Avenue, West Seneca
27 Johnson Street, Lackawanna
$189,000
3 Beds ⋅ 2 Baths ⋅ B1715132 MLS
Welcome to 27 Johnson Street! Located on a quiet dead-end street in Lackawanna, this beautifully updated two-story home offers 3 bedrooms, 2 full bathrooms, and move-in-ready comfort from top to bottom. Freshly painted inside and outside. The interior features new luxury plank vinyl flooring in the main living areas and brand-new wall-to-wall carpeting in all bedrooms. The bright and inviting kitchen has been updated with new appliances, while both full bathrooms showcase all-new fixtures, finishes, and modern touches. A newly constructed front porch adds charm and curb appeal, creating the perfect spot to enjoy your morning coffee or unwind at the end of the day. The full, dry basement offers excellent storage space and impressive ceiling height, providing endless possibilities for a workshop, recreation area, home gym, or future finished living space. Step outside to a fully fenced backyard designed for relaxation and entertaining, complete with a well-maintained above-ground pool. Conveniently located close to schools, parks, shopping, and restaurants, this updated home combines modern amenities with a peaceful neighborhood setting.

27 Johnson Street, Lackawanna
266 N Pleasant Parkway, Cheektowaga
$217,999
3 Beds ⋅ 1 Baths ⋅ B1715486 MLS
Welcome home to this beautifully maintained 3-bedroom home where comfort and convenience come together effortlessly. Thoughtfully cared for and extensively improved over the past five years, this home offers a warm, inviting layout with many of the major updates already taken care of. The main level features a spacious living room that flows into a formal dining room, creating an ideal setting for both everyday living and entertaining. The large, completely remodeled kitchen offers ample cabinetry, updated finishes, and newer Samsung appliances, making it both stylish and functional. Just off the main living spaces, the beautiful Florida room adds an abundance of versatility and is the perfect spot to enjoy your morning coffee, relax with a good book, entertain guests, or take in views of the backyard. The home also features a completely remodeled bathroom, newer vinyl siding, windows, flooring, and fresh paint throughout. The roof has been replaced within the last five years, providing another major improvement already checked off the list. The freshly Drylocked and painted basement offers a clean, versatile space with plenty of potential for storage, a home gym, workshop, hobby area, or additional recreation. Outside, you’ll find an exceptionally spacious backyard with room to garden, entertain, play, or simply enjoy your own outdoor retreat. The yard also includes a charming shed for additional storage. With its inviting floor plan, beautifully refreshed interior, significant improvements, and generous outdoor space, this home offers the rare opportunity to simply move in, settle in, and enjoy. The updates have been done. The space is here. Now it’s ready for you to make it home! Showings begin immediately

266 N Pleasant Parkway, Cheektowaga
127 Abbott Road, Buffalo
$399,900
4 Beds ⋅ 4 Baths ⋅ B1715878 MLS
Rare Opportunity on 1.2 Fully Fenced Acres! Discover this spacious and well-maintained 2,644 sq. ft. property offering exceptional flexibility and potential. Currently used as a single-family home, the property is zoned N3-R and includes a one-bedroom second-floor apartment, providing options for additional living space, extended family, guests, or potential rental income. The home features a wood-burning stove, updated utilities, and a spacious layout with plenty of room to accommodate a variety of needs. The main unit boasts 4 bedrooms and 2 full baths including a master bedroom with ensuite, formal dining room and eat-in kitchen. The basement adds even more versatility with a full kitchen, full bathroom, and wet bar, along with its own entrance providing a possible third apartment. The second-floor apartment and basement each have separate entrances while also offering access through the main residence, creating numerous possibilities for how the space can be utilized. Outside, enjoy 1.2 acres of fully fenced property, a 960 sq. ft. garage, and a huge screened-in patio overlooking the grounds. An in-ground pool provides the perfect setting for summer entertaining, with the pool liner and filter both replaced less than two years ago. A unique property with substantial space, multiple living areas, extensive outdoor amenities, and flexible zoning—opportunities like this are rarely available. Currently used as a single family but can easily be used as a 2 or 3 unit property.

127 Abbott Road, Buffalo
32 Red Jacket Parkway, Buffalo
$349,999
4 Beds ⋅ 3 Baths ⋅ B1715807 MLS
Welcome home to 32 Red Jacket Parkway, a beautifully kept South Buffalo classic with the kind of character you just can't build today. This is one of those homes that makes an impression before you even step through the front door, with a covered porch that practically begs for a morning coffee and a facade that has stood proud on this street for generations. Step inside and you'll immediately notice the original Victorian staircase and woodwork, preserved and cared for throughout the years. It's the kind of craftsmanship that gives a house real soul, something you simply can't replicate in new construction. The main level flows easily between the living and dining spaces, both filled with natural light and warmed by rich hardwood floors that carry that same timeless charm from room to room. The home offers 4 bedrooms and 2.5 bathrooms across 2,017 square feet, measured true to the floor plans, so you know exactly what you're getting. Both full bathrooms have been completely remodeled with heated floors, a small luxury that makes a big difference on cold Buffalo mornings. One features brass fixtures and a custom vanity, while the other brings a clean, modern edge with subway tile and matte black finishes. Either way, you're stepping into spa like comfort every single day. Up on the third floor, a bonus room with a vaulted wood ceiling and exposed brick chimney offers a private retreat that could easily become a home office, a playroom, or simply your favorite place to unwind. The kitchen has been well maintained with stainless appliances, ready for you to make it your own, and the entire interior has been freshly painted from top to bottom, so this home is truly move in ready. Outside, a detached 2 car garage and a spacious patio set the stage for summer cookouts and quiet evenings alike. Homes with this much character, history, and thoughtful care don't come around often, and 32 Red Jacket Parkway is ready for its next chapter in South Buffalo. Come see it for yourself.

32 Red Jacket Parkway, Buffalo
127 Abbott Road, Buffalo
$399,900
4 Beds ⋅ 4 Baths ⋅ B1715587 MLS
Rare Opportunity on 1.2 Fully Fenced Acres! Discover this spacious and well-maintained 2,644 sq. ft. property offering exceptional flexibility and potential. Currently used as a single-family home, the property is zoned N3-R and includes a one-bedroom second-floor apartment, providing options for additional living space, extended family, guests, or potential rental income. The home features a wood-burning stove, updated utilities, and a spacious layout with plenty of room to accommodate a variety of needs. The main unit boasts 4 bedrooms and 2 full baths including a master bedroom with ensuite, formal dining room and eat-in kitchen. The basement adds even more versatility with a full kitchen, full bathroom, and wet bar, along with its own entrance. The second-floor apartment and basement each have separate entrances while also offering access through the main residence, creating numerous possibilities for how the space can be utilized. Outside, enjoy 1.2 acres of fully fenced property, a 960 sq. ft. garage, and a huge screened-in patio overlooking the grounds. An in-ground pool provides the perfect setting for summer entertaining, with the pool liner and filter both replaced less than two years ago. A unique property with substantial space, multiple living areas, extensive outdoor amenities, and flexible zoning—opportunities like this are rarely available.

127 Abbott Road, Buffalo
123 Kimmel Avenue, Buffalo
$160,000
3 Beds ⋅ 1 Baths ⋅ B1714543 MLS
Tidy and Well-Kept Cape Cod on a Quiet South Buffalo Street! Welcome to 123 Kimmel, a charming Cape Cod offering a comfortable layout, versatile living space, and a fantastic list of recent updates. Set on a quiet South Buffalo street, this well-maintained home is ready to welcome its next owner. Covered front steps lead into a spacious living room featuring durable vinyl flooring and large windows that fill the space with wonderful natural light. The ample kitchen offers tile flooring, a gas range/oven, and considerable cabinet storage. Two first-floor bedrooms feature beautiful hardwood floors and generously sized closets. The hallway bathroom includes a tub/shower combination, additional storage, and an updated vanity. Upstairs, the fully finished second floor provides exceptional flexibility and can easily serve as a third bedroom, playroom, home office, or additional living space—whatever best suits your needs. The full basement provides abundant storage, while the backyard offers plenty of room to enjoy the outdoors. A storage shed, partially fenced yard, gorgeous willow tree, and established vegetable garden add to the home's appeal. Recent improvements include re-insulated and drywalled second-floor windows, a remodeled bedroom, refinished hardwood floors, new storm doors, a new electrical panel, and updated ceiling lighting. A wonderful opportunity to own a comfortable and thoughtfully updated home in South Buffalo. Seller reserves the right to set an offer deadline.

123 Kimmel Avenue, Buffalo
18 Creek Walk, Cheektowaga
$299,900
2 Beds ⋅ 1 Baths ⋅ R1715175 MLS
Welcome to this charming 2 bedroom, 1 bath ranch-style patio home offering effortless one-level living. The spacious living room features a gas fireplace and dining area, creating a warm and welcoming space to relax or entertain. The kitchen offers ample cupboard space and a cozy dining area, perfect for casual meals and your morning coffee. The primary bedroom includes a walk-in closet, while first floor laundry adds everyday ease. A full basement provides excellent storage or future finishing potential, and the attached two-car garage offers convenience. Enjoy worry-free lawn care and snow removal, provided by the HOA. Conveniently located near shopping, restaurants, and everyday amenities. Updates include furnace and central air (2022) and HWT (2016). This home is ready to make everyday living feel easy and enjoyable. Don't miss the opportunity to make it your own!

18 Creek Walk, Cheektowaga
3654 7th Street, Hamburg
$199,000
3 Beds ⋅ 2 Baths ⋅ B1704322 MLS
Frontier Schools! Why rent when you can own? This 3 bedroom, 1.5 bath home offers a flexible layout, a number of recent updates, and an affordable path to home ownership. This home features an updated kitchen with new white modern cabinets and new countertops. The first floor includes living room, formal dining room, one bedroom, and a newly renovated half bath. While the second floor offers two additional bedrooms and renovated full bath. Recent improvements include remodeled front porch, new flooring throughout, new drywall, fresh neutral paint, newer furnace, and a hot water tank along with some new vinyl windows. Enjoy a partially fenced backyard with room to relax, play, or entertain. Plenty of room to add a shed if desired. With a full basement for storage and a convenient location near shopping, restaurants, Lake Erie, and Woodlawn Beach, this home is ready for its next owner.

3654 7th Street, Hamburg
37 Allegany Street, Buffalo
$159,000
2 Beds ⋅ 2 Baths ⋅ B1710312 MLS
Cozy South Buffalo living at 37 Allegany Street. This address sits in the Triangle neighborhood (14220), a practical, established pocket of South Buffalo with neighborhood streets, nearby parks, local shops, and straightforward access to downtown and major routes. Modest early-20th-century house—think hardwood potential, straightforward layouts, and yards typical of the block. Each unit is configures as a 1-bedroom apartment rental, making it a fit for a first-time renter, downsizer, or investor seeking income in a walkable South Buffalo location. Nearby homes on Allegany Street have included updated 3-bedroom singles and multi-families that appeal to buyers looking for value and character. The spot offers everyday convenience: close to amenities, transit, and the energy of South Buffalo without being in the thick of it. Whether you’re listing a rental unit or the full property, the neighborhood’s mix of longtime residents and new buyers gives it solid local demand.

37 Allegany Street, Buffalo
21 Mumford Street, Buffalo
$249,900
4 Beds ⋅ 2 Baths ⋅ B1714764 MLS
SPACE, SPACE & MORE SPACE! Offering close to 2,000 sq. ft. of bright, expansive living space, this impressive 4-bedroom South Buffalo home delivers the oversized rooms, flexible floor plan and incredible amount of living space buyers are looking for. From the moment you step inside, you’ll appreciate the large, light-filled living room that flows effortlessly into a spacious formal dining room. Just beyond, a bonus room off the kitchen offers endless possibilities as a family room, sitting room, home office, playroom or additional entertaining space, all with new laminate flooring. A convenient, freshly remodeled and chic half bath makes this space complete. At the heart of the home is a large, open kitchen with plenty of room to cook, gather and entertain. The beautifully updated kitchen features quartz countertops, stainless steel appliances, new dishwasher and microwave, new backsplash, updated plumbing and new fixtures and new laminate flooring. A spacious rear entry hall offers the perfect opportunity for a mudroom. New interior and exterior lighting, zoned high-efficiency furnace with brand new furnace for first floor. Upstairs, four generously sized bedrooms provide plenty of room for everyone, featuring fresh paint, brand new quality carpeting and ample sized closets. The expansive master bedroom provides you with plenty of room to create a resort like escape flowing right into beautiful spa like full bath with a large Jacuzzi tub for endless relaxation. Even more potential awaits in the walk-up attic, where high ceilings offer the possibility for future recreational or bonus space. Outside, new landscaping and an inviting front entry complete the transformation. a private backyard, long driveway and detached garage. Rest easy with newer roof, efficiency furnace, and new lighting throughout. Ideally located just off Abbott Road in a highly desirable South Buffalo neighborhood, 21 Mumford combines the character and generous proportions of a classic South Buffalo home with the fresh finishes and updates today’s buyers want. Spacious, beautifully updated and truly move-in ready!

21 Mumford Street, Buffalo
161 Edson Street, West Seneca
$199,000
5 Beds ⋅ 2 Baths ⋅ B1713756 MLS
Welcome to 161 Edson St in West Seneca! This updated two-unit property offers a great opportunity for both owner-occupants and investors. The lower unit features 3 bedrooms and 1 full bath, while the upper offers 2 bedrooms and 1 full bath with newer carpeting. Both units feature recessed lighting, vinyl plank flooring, updated finishes, and some newer vinyl windows, making them move-in or rent-ready. Major updates include updated electrical panels and service, updated furnaces and hot water tanks, a younger tear-off roof, glass block windows, vinyl siding, and separate utilities. Additional highlights include a covered front porch for the lower unit, a spacious backyard with storage shed, and plenty of outdoor space to enjoy. Located in the West Seneca School District with strong potential for rental income or owner occupancy. Showings begin immediately!

161 Edson Street, West Seneca
1261 Ridge Road, Lackawanna
$269,900
4 Beds ⋅ 3 Baths ⋅ B1713657 MLS
Welcome to 1261 Ridge Road—an impressive all-brick multi-family home offering timeless character, generous space and excellent income potential. Each thoughtfully designed unit features two bedrooms, a bright living room, formal dining room, kitchen and full bathroom, creating comfortable and functional living spaces for tenants or owner-occupants. The lower level expands the possibilities with a spacious recreation room, an additional bedroom and a convenient half bathroom—ideal for entertaining, a home office, gym or flexible bonus space. A full basement and full attic provide exceptional storage, while the detached three-car garage and abundant off-street parking add convenience and value. Whether you’re looking to expand your investment portfolio or live in one unit while generating rental income from the other, this versatile property presents an outstanding opportunity in Lackawanna.

1261 Ridge Road, Lackawanna
125 Choate Avenue, Buffalo
$229,000
3 Beds ⋅ 2 Baths ⋅ B1713059 MLS
Welcome home to this beautifully updated 3-bedroom, 2-full-bath home in the heart of South Buffalo! Combining modern comfort with timeless charm, this move-in-ready property features gorgeous hardwood floors throughout and a light-filled living room anchored by a cozy artificial fireplace with a detailed mantle. The pristine kitchen is a home chef’s dream, boasting an abundance of cabinetry and included appliances. Relax in the dedicated family room or unwind in the first-floor bathroom's luxurious Jacuzzi tub. Sliding glass doors off the main area open to a private, fenced backyard—ideal for outdoor relaxing or summer entertaining. Major mechanical updates provide complete peace of mind, roof approximately 11 years old , some replacement windows, high-efficiency furnace, central AC, and updated electrical system. Complete with a 1.5-car garage , this South Buffalo gem offers exceptional value and convenience. Schedule your tour today! Tax records do not include addition. Property was measured through Cubi Casa AC needs fuse and is being sold as is

125 Choate Avenue, Buffalo
1141 Bowen Road, Elma
$299,000
3 Beds ⋅ 2 Baths ⋅ B1713387 MLS
This 3-bedroom, 1.5-bath Ranch is situated on nearly 2 acres, featuring a deep, shaded setback and a spacious, private backyard ideal for gardens, a pool, or relaxation. Features include an attached garage and shed, a full basement, hardwood floors in the living room and bedrooms, freshly painted rooms, and modestly upgraded bathrooms. The kitchen serves as the hub of the home with appliances included. Dining area is adjacent to the kitchen and living room for connected space. The rear family room offers three walls of windows to bring in natural light. Recent updates include new septic (2025), light fixtures (2025), fresh interior paint (2025), basement part finished area (2025), basement drain tile (2024), generator (approx. 2023), and central air (approx. 2018). Super convenient location - 3 minutes to the 400, 5 minutes to East Aurora, 15 minutes to Buffalo Ski Club, and 25 minutes to downtown Buffalo. It is also extremely close to major employers like Moog and Steuben Foods. Easy to show!

1141 Bowen Road, Elma
235 Potters Road, Buffalo
$324,900
3 Beds ⋅ 2 Baths ⋅ B1712452 MLS
Built in 1925, this Cape offers timeless character w/a fresh, inviting feel. A welcoming first impression begins w/colorful perennial landscaping and a brick walkway leading up to a charming front stoop, accented by shutters and planter boxes. Inside, a light and airy feel is layered w/classic charm – hardwood flooring, glass door knobs, antique-style lighting, sconces, built-ins, beadboard and shiplap details blended w/a neutral palette and warm gold-tone finishes. A roomy foyer offers a warm entryway, stepping up into a bright living room w/gas fireplace and plenty of natural light. The kitchen and dining space includes updated soft-close cabinetry w/new pulls and knobs, along w/a suite of updated appliances. A bright sunroom off the kitchen offers flex space for dining, a playroom or simply a spot to relax, while overlooking your fully fenced backyard w/sliding glass doors leading out to a large concrete patio. Rounding out the main level, a 1st bedroom offers flexibility as a great office space or guest room, and the remodeled full bath includes herringbone tile flooring, an updated vanity and a refinished bathtub w/tile surround. Upstairs, two bedrooms share a large landing, along w/an updated half bath. The generously sized primary bedroom features front-facing windows and bonus storage tucked into the eaves, while the second bedroom spans the rear of the house and includes plantation shutters, neutral carpeting and a deep closet. The basement provides versatile bonus space for everyday use or entertaining, w/LVP flooring, recessed lighting and a dry bar, plus separate laundry/utility area w/foam floor tiles and built-in storage. Solid mechanicals include an updated hot water tank, pex plumbing, 150-amp panel, and whole-house water softener and dechlorination system. Outside, a detached garage offers additional storage or parking, complemented by vinyl siding and architectural roof. Set on a well-manicured, tree-lined street near Cazenovia Park, this home offers a cozy neighborhood setting just minutes from major conveniences, w/low City of Buffalo taxes and a blend of classic charm and fresh, thoughtful touches. Showings begin 9/11 @ 12pm.

235 Potters Road, Buffalo

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