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$9,000
B1675634 MLS
33,37 & 39 Sanford are 3 side by side lots for sale. 3 separate parcels - All 3 lots are included in this sale for $27,000. Total lot dimension is 97 x 148. Surveys are available. Close proximity to Hospitals, park, train line and North Buffalo. Would make a great development site for an investor. Side by side vacant land is rare to come by in the city.

33 Sanford Street, Buffalo
$279,000
4 Beds ⋅ 2 Baths ⋅ B1675003 MLS
Charming Buffalo West Side two family property. Discover the blend of historic character and functional fixability in this meticulously maintained property. The owner-occupied lower unit offers an eat in kitchen complete with stainless steel refrigerator, built in stove an oven, plus a living room, dining room, 2 bedrooms in the first level and 1 bathroom on the first level, 2 additional bedrooms on the second floor. A highlight of the lower unit is the first-floor laundry area for maximum convenience, though this space can easily be converted back into a bedroom if a 5-bedroom capacity is desired; secondary laundry hookups remain available in the basement. The lower unit is further enhanced by ample storage, newer windows, and both water softener and water purification systems. The upper unit if furnished and equipped with stainless appliances featuring 1 bedroom, 1 bathroom apartment rented on a month-to-month basis. This property includes a 9-year-old roof. This property also provides off street parking, detached garage, and fenced backyard. Ideally located close to many conveniences, including D'Youville college, shopping, entertaining and public transportation. Owner used upper unit as an Airbnb. Main electrical service updated June 2026.

539 Plymouth Avenue, Buffalo
$154,900
4 Beds ⋅ 2 Baths ⋅ B1674885 MLS
Opportunity knocks on Bremen Street! This 1925-built two-family home sits in the heart of Buffalo's West Side steps away from the Five Points, just off Vermont Street and close to public transportation, dining, and all the neighborhood has to offer. Each unit features 2 bedrooms and 1 full bath with separate gas and electric meters — ideal for the owner-occupant looking to offset their mortgage or the savvy investor adding to their portfolio. The upper unit boasts over 1,065 sq ft of finished living space with generous room sizes, including a spacious living room (12x15), formal dining room (12x15), and a well-sized kitchen — plus two decorative fireplaces that add character throughout. One unit is currently vacant and move-in ready, while the other is tenant-occupied — giving you immediate flexibility whether you plan to live in one and rent the other or lease both from day one. Additional highlights include a full unfinished basement with approximately 1,120 sq ft of storage and utility space, a covered front porch perfect for relaxing, and a deep 25x109 lot. Total above-grade finished area is 2,280 sq ft across both units. Don't miss this opportunity to be in the West Side's hottest neighborhood. Showings for the vacant unit start today, the occupied unit is available Friday at 4 for viewing.

25 Bremen Street, Buffalo
$49,900
B1675350 MLS
Commercial vacant lot offering in a convenient Buffalo location. This approximately 0.06-acre parcel at 1387 Broadway St presents a flexible opportunity for investors, developers, or owner-users seeking land in the Buffalo City area. The site is zoned for commercial possible use and is well positioned near the Broadway corridor activity. --

1387 Broadway, Buffalo
$159,000
B1675265 MLS
Excellent business opportunity in a residential zone as a mixed use property. 168 Davey St also included in sale. Can be used as medical facility, warehouse, office, retail, daycare, etc.

1202 E Lovejoy Street, Buffalo
$128,000
B1675175 MLS
Vacant parcel in South Buffalo with DC (District Center) zoning, allowing a wide range of mixed commercial uses. Mostly level terrain with some brush, offering great potential for development, parking, storage, or future business opportunities. Excellent visibility along Mineral Springs Road with easy access to major routes. Buyer and agent to verify all intended uses with the City of Buffalo. Property sold as-is.

259 Mineral Springs Road, Buffalo
$199,900
6 Beds ⋅ 2 Baths ⋅ B1674807 MLS
322 Trenton Lower West Side Double with off street parking. Low maintenance exterior. Two spacious yet easy to manage units. The heavy lifting has been done in the renovation of this double / cosmetic detailing is all that’s left to do to get ready for tenants to move in. The first floor, 3 bedrooms one bathroom is updated with newer windows, fresh paint and new flooring throughout. Big, bright, traditional second floor apartment has same layout as lower unit. Big kitchen with lots of natural light. Great property for owner occupants and investors alike. Separate utilities.

322 Trenton Avenue, Buffalo
$85,000
B1668829 MLS
Corner Lot in eyesight to Roswell and Medical Campus. Located on shuttle line. Proximate to multitude of commercial and residential developments.

203 Maple Street, Buffalo
$175,000
6 Beds ⋅ 2 Baths ⋅ B1674542 MLS
Welcome to 249 Dewey Ave, Buffalo, NY 14214, Don’t miss this incredible opportunity to own a home in a convenient and desirable location. Whether you're a first-time buyer, investor, or looking to downsize, this property offers great potential and value. in the future, if you wish, you can arrange to one park in the driveway. With the "SELLER MAKING REPAIRS BASED ON HOME INSPECTION OR APPRAISAL" \ The property is currently vacant, making for a smooth and quick transition. The furnace for the second floor is located in the right-hand corner as you ascend to the second level, while the furnace for the first floor is situated in the basement. Ideally located near grocery bus routes, you’ll enjoy easy access to everything you need. The lockbox is located in front of the door, please enter through the front door, to access the second floor, open the door situated to the left of the kitchen on the first floor. Once your viewing is complete, please turn off the lights and ensure the door is closed behind you. Offers will be reviewed as they are received, so don’t wait! Please allow 24–48 hours for a response to any submitted offers.

249 Dewey Avenue S, Buffalo
$749,000
8 Beds ⋅ B1671423 MLS
338 Auburn Ave presents a rare chance to acquire an 8-unit apartment building on Buffalo's dynamic West Side. All units offer 1 bedroom and 1 bathroom, perfectly suited for reliable rental demand. Rents include all utilities, streamlining operations and attracting tenants. Common areas are fully sprinklered. Boasting a proven rental track record and an unbeatable location near Elmwood Village, Five Points, and public transit—with average in-place rents at $985—this property delivers immediate cash flow, stable returns, and strong long-term appreciation potential. A standout addition to any investor portfolio. (Note: Listing agent is part owner.)

338 Auburn Avenue, Buffalo
$1,690,000
12 Beds ⋅ B1672587 MLS
65 & 69 Ashland Ave comprise two adjacent multifamily buildings with a total of 22 residential units—10 studios and 12 one-bedrooms. Located in a proven rental market with strong, consistent demand and full access to Elmwood's vibrant amenities, these properties immerse you in Buffalo's best. The site features a detached garage plus ample off-street parking in the rear. All utilities are included in rents. This turnkey, cash-flowing asset offers scale efficiency and substantial value-add upside through market-rate rent alignment and ongoing growth. Units boast modern updates, including appliances, and they rent effortlessly thanks to prime location and versatile sizing.

65-69 Ashland Avenue, Buffalo
$215,000
3 Beds ⋅ 1 Baths ⋅ B1674462 MLS
Welcome home! Lovingly owned by the same family for decades, this charming old style home is now available for you to call home! Fully fenced back yard offering the privacy and for outdoor entertaining or garden space. Stepping in to a covered front porch entry, embrace the light and bright spacious living room and dining room combo space with original hardwood floors! The kitchen offers ample counter space and cabinet storage making it the heart of this home! Three generously sized bedrooms (2 lower and 1 upper) are also host to original hardwoods! The full bath anchors the rear of the 1st floor and the 2 first floor bedrooms finishes off this lower floor living opportunity! Head upstairs and enjoy the large bedroom with walkout porch! The upper level also holds 2 Bonus rooms! Enjoy the backyard which is a blank canvas to use for backyard entertaining or lovely garden space along with a fully fenced in backyard! Freshly painted home throughout, new glass block, newer windows, newer furnace & hot water tank, roof 10yrs young... breathe easy knowing that the big ticket items are updated; so just get ready to move in and enjoy! Offers will be reviewed as they come and reserve the right to call for final offers.

560 Minnesota Avenue, Buffalo
$250,000
6 Beds ⋅ 2 Baths ⋅ B1673741 MLS
Great location! This well-maintained multifamily property offers a spacious layout, making it ideal for investors, first-time homebuyers, etc. The double features separate utilities and includes two units, each with three generously sized bedrooms, a comfortable living and dining area, a well-sized kitchen, and a full bathroom with high ceilings. Some newer windows and beautiful natural woodwork add to the home’s charm. The property has a newer roof (approximately 7–10 years old) and updated electrical circuit breakers. A full attic provides the opportunity for additional usable space if finished. Additional highlights include a two-car garage, forced-air heating. Please give 24 - 48 hours notice for showings.

40 Wakefield Avenue, Buffalo
$164,999
4 Beds ⋅ 1 Baths ⋅ B1674335 MLS
Don't pass up the opportunity to snatch up your next home or investment property. This is a single family house ready to move in. It's 4 bedroom, 1 bath and living-dining attach. Also just needs some general updating and personal touches to make it a homey place to live. Close to Genesee St and retail/restaurants. This home has been fully renovated with numerous upgrades, including a new roof, siding, flooring, well system, furnace, hot water tank, modern kitchen, and updated bathroom.

34 Camp Street, Buffalo
$119,000
5 Beds ⋅ 1 Baths ⋅ B1673311 MLS
Welcome to 120 Shepard St — a charming and well-maintained home offering comfort, convenience, and great potential. This property features a spacious layout with [X bedrooms] and [X bathrooms], perfect for both owner-occupants and investors alike. Enjoy a bright and inviting living area, complemented by ample natural light and functional living space. The kitchen offers plenty of cabinet storage and flows nicely into the dining area, making it ideal for everyday living and entertaining. Additional highlights include [updated mechanicals / hardwood floors / large backyard / off-street parking — customize as needed]. The property sits on a generous lot with room to relax, garden, or expand. Conveniently located near local shops, schools, parks, and major roadways, this home offers easy access to everything you need while maintaining a quiet neighborhood feel. Don’t miss this opportunity to own a versatile property in a desirable location! THERE IS AN ADDITIONAL SIDE LOT, THAT LIST SEPARETLY CAN INCLUDE IN THIS SALE. PROPERTY'S CONDITION " AS IS"

120 Shepard Street, Buffalo
$164,999
3 Beds ⋅ 1 Baths ⋅ B1673860 MLS
Beautiful South Buffalo home that offers 3 bedroom 1 bath. There is so much to like in this South Buffalo bungalow such as hardwood floors in the 1st floor family and dining rooms. As well as a backyard that offers privacy in a South Buffalo neighborhood that is a short distance to many attractions like Cazenovia Park, Red Jacket River Front Park, Tesla Factory, Botanical Gardens, Tift Nature Preserve and Buffalo Harbor State Park. This cute bungalow is ready for you with newer mechanicals (furnace, hot water tank, sump pump and roof). Owner will review offers as they come.

602 Hopkins Street, Buffalo
$99,900
6 Beds ⋅ 2 Baths ⋅ B1673862 MLS
Welcome to 355 Bristol Street, Buffalo, NY 14206 – a charming Multi-family home located in a desirable neighborhood. The lower level features 3 spacious bedrooms, a full bathroom, a bright living room, dining area, and a functional kitchen. The upper level offers 3 bedrooms, a full bathroom. So this Spacious Full-Brick 6BR / 2Bath is Ideal for Owner-Occupier or Investor as it is in Quiet Neighborhood and close to all the conveniences.

355 Bristol Street, Buffalo
$184,500
1 Beds ⋅ 2 Baths ⋅ B1673725 MLS
Welcome to The Glenny! One of Buffalo's most beautiful and historic buildings is now on the market for the first time. The iconic façade harkens back to the early days of Buffalo, while maintaining its impressive and distinctive presence on the Main Street corridor. Built in 1873 and most recently an apartment building, 36 fully renovated condominium units are available to purchase with varying layouts. One and two + bedroom units available. Located downtown near the I-190, the Buffalo Niagara Medical Campus and the Waterfront, The Glenny sits next door to the Seneca One campus and Sahlen's Field. 24 hour security, in-unit laundry, fitness center and multiple parking spaces for purchase, are available for residents. Taxes have yet to be assessed by the City of Buffalo assessor's office. Square footage is for the unit per the architect. Entrance is on Main St.

251 Main Street Unit 303, Buffalo
$189,900
6 Beds ⋅ 2 Baths ⋅ B1673639 MLS
Upper/Lower Duplex in South Buffalo. Each unit has three bedrooms, one bath and large living room with fireplace. Hardwood floors, natural woodwork, high ceilings and stained glass in this 1900's home. Electrical updated in 2016 and Roof replaced in 2020. Staircase leads to 53 x 13 full attic. Full basement has two laundry hook-ups and glass block windows. Partially fenced rear yard. This home is close to stores, restaurants, Cazenovia Park, Mercy Hospital, Trocaire College and public transportation. No interior photos of lower unit. Both units have the same floor plan.

23 Knoerl Avenue, Buffalo
$199,900
3 Beds ⋅ 2 Baths ⋅ B1673403 MLS
LOCATION! LOCATION! This 2 story, 3-bedroom, 1.5-bath home offers a great blend of updates and opportunity, making it perfect for buyers looking to add their personal touch. Major improvements have already been completed, including a new furnace, hot water tank, updated gas lines, and an upgraded electrical system—providing peace of mind for years to come. Inside, you’ll find a spacious living and dining room combo, ideal for both everyday living and entertaining. The home also features a bright sunroom, perfect for relaxing with your morning coffee or enjoying extra natural light year-round. The kitchen is equipped with granite countertops, offering a stylish, modern foundation and plenty of cabinets for storage. In addition to the main living areas, a versatile bonus room with a convenient half bath adds extra flexibility—perfect for a home office, guest space or recreation area. With most of the big work already done, this home just needs some minor finishing touches, including fresh paint, to truly make it your own. Whether you’re a first-time buyer or an investor, this property has great potential. Offers will be reviewed IMMEDIATELY!!

274 Northland Avenue, Buffalo
$699,900
B1673316 MLS
Hard to find investment opportunity! Stately commercial mixed use building to include popular neighborhood laundromat business and huge 4 bedroom apartment. This 25 year old business is the only neighborhood laundromat. Laundromat income ranges between $1500-$2200 weekly. Upper apartment is rented at $1495/mo. Garage is rented at $300/mo. A room in the basement is rented at $100/week. Total yearly building revenue is approx. $120,000 which puts this investment at a desirable 13% CAP rate. Laundromat revenue could be much higher with proper adverting and Google SEO. Very little competition nearby. Brand new Dexter dryers and new Encore washers were just installed March 2026. To be installed are (3) brand new Dexter 80lb washers, (3) newer 60lb washers, and (2) newer 40lb washers. Laundromat prices could also be increased - they have not been increased in many years. Upper apartment is recently painted. All laundromat equipment is sold as-is. Showings of the laundromat can be done any time. Upper apartment needs a 24 hour notice after a first showing of the business. Also listed as mixed use multi-family B1669845.

1140 E Lovejoy Street, Buffalo
$459,900
4 Beds ⋅ 3 Baths ⋅ B1673063 MLS
Welcome to this lovely Victorian in the heart of Allentown! Rich in character and timeless elegance, this home showcases beautiful hard wood floors, soaring windows that flood the space with natural light, and exquisite turn-of-the-century details throughout. A spacious wraparound front porch overlooking lush gardens sets the tone and warmly welcomes you to 41 Irving. Inside, the inviting foyer features a graceful, curved staircase, opening into a stunning double living room complete with a fireplace (NRTC), built-in bookcases, and original ceiling medallions. The formal dining room is perfect for entertaining, with a Victorian chandelier that has luminescent glass shades, abundant natural light, convenient powder room access, and a secondary staircase. A charming butler’s pantry provides additional storage and functionality. The generously sized eat-in kitchen offers ample cabinetry and a bright breakfast area, with sliding glass doors leading to a deck and private backyard. A versatile front room with a fireplace (NRTC) can serve as a parlor, home office, or den. Upstairs, the spacious primary bedroom features a decorative fireplace, a hallway walk-in closet adds additional storage. Three additional bedrooms and two full baths provide plenty of space, including one beautifully updated bath with a glass-enclosed shower, basket-weave tile, and modern vanity. Additional highlights include central air, The private backyard is a true retreat, featuring a deck with a new automatic Kohler awning, a tranquil koi pond, and thoughtfully designed landscaping. Ideally located near Downtown, Elmwood Village, Delaware Park, the AKG Museum, the medical campus, and more—this is a rare opportunity to own a piece of Buffalo’s architectural history.

41 Irving Place, Buffalo
$699,900
4 Beds ⋅ 1 Baths ⋅ B1669845 MLS
Hard to find investment opportunity! Stately commercial mixed use building to include popular neighborhood laundromat business and huge 4 bedroom apartment. Laundromat income ranges between $1500-$2200 weekly. Upper apartment is rented at $1495/mo. Garage is rented at $300/mo. A room in the basement is rented at $100/week. Total yearly building revenue is approx. $120,000 which puts this investment at a desirable 13% CAP rate. Laundromat revenue could be much higher with proper adverting and Google SEO. Very little competition nearby. Brand new Dexter dryers and new Encore washers were just installed March 2026. To be installed are (3) brand new Dexter 80lb washers, (3) newer 60lb washers, and (2) newer 40lb washers. Laundromat prices could also be increased - they have not been increased in many years. Upper apartment is recently updated. All laundromat equipment is sold as-is. Showings of the laundromat can be done any time. Upper apartment needs a 24 hour notice after a first showing of the business. Also listed as commercial B1673316.

1140 E Lovejoy Street, Buffalo
$200,000
8 Beds ⋅ 4 Baths ⋅ B1672981 MLS
Value-add investment opportunity on Niagara Street! This unique property features two residential buildings plus a detached garage, offering strong cash flow potential for investors or owner-occupants. The front single-family home is a spacious 5-bedroom, 1.5-bath colonial with a functional layout including a living room, dining room, and kitchen, plus a first-floor bedroom and four additional bedrooms upstairs—ideal for maximizing rental income. The rear building is a 2-unit (upper/lower) property with a walk-up attic, providing additional storage or future value-add potential. Live in the front single-family home while you renovate the rear duplex, then transition to a house-hack setup—rent out both units and offset your mortgage while living on-site. A detached garage adds off-street parking and additional income potential. Property requires rehab/TLC and is being sold as-is, making it ideal for investors pursuing a multi-family investment, fix-and-hold, or BRRRR strategy.

2143 Niagara Street, Buffalo
$129,900
4 Beds ⋅ 2 Baths ⋅ R1673079 MLS
Double in a much sought after area! both units have long term tenants.

459 Berkshire Avenue, Buffalo
$735,000
B1673021 MLS
VRP Pricing -- Seller will entertain offers between $775,000-$794,000 Exceptional mixed-use property in the heart of Elmwood Village! This versatile two-family home with commercial potential offers the perfect blend of residential comfort and business visibility in one of Buffalo’s most vibrant and walkable neighborhoods. The first floor, currently used as an office presents an excellent opportunity for a small business, studio, office, or retail space, with strong foot traffic and high visibility along Elmwood Avenue. The upper boasts a 2 story luxury 3 bedroom 2 bath apartment with beautiful cherry wood floors throughout. The kitchen is a Chef's delight with SS appliances with granite counters & an abundance of cabinetry. There is also a large living room with gas fireplace, formal dining room & large main bedroom with a walk in closet & spa like bathroom. A bonus to this apartment is the open porch with the best view of the Elmwood Strip. Additional highlights include off-street parking with a 2 car attached garage & a patio with a private fenced in yard. It's close proximity to local shops, cafes, restaurants, parks, and cultural attractions just enhances this properties location! This is a great opportiunity to own in one of Buffalo's most thriving communities. Also Listed under ML 1670551

615 Elmwood Avenue, Buffalo
$139,900
4 Beds ⋅ 1 Baths ⋅ B1670641 MLS
Spacious 4-bedroom, 1 full bath home located at 333 Crowley Avenue in the heart of Buffalo’s Riverside neighborhood. Features include a combined living and dining room with vinyl and some hardwood flooring, solid mechanical systems, and a detached garage. This property offers a perfect opportunity for owner-occupants or investors, currently rented for immediate income. Conveniently situated near public transportation, shopping, and local amenities, making it an ideal location for comfortable living or investment potential. Don’t miss this chance to own a versatile home in a vibrant community!

333 Crowley Avenue, Buffalo
$129,900
3 Beds ⋅ 1 Baths ⋅ B1670639 MLS
Welcome to 6 Humason Ave in the City of Buffalo! This 3-bedroom, 1-bath single-family home offers a great opportunity for both owner-occupants and investors alike. The property features a full basement, solid mechanics, and a mix of hardwood and vinyl flooring throughout. Enjoy the inviting open front porch perfect for relaxing outdoors. Currently rented for $1,160 per month, this home provides immediate income potential while offering the flexibility for future owner occupancy. Conveniently located near public transportation, shopping, and everyday amenities.

6 Humason Avenue, Buffalo
$735,000
2 Beds ⋅ 4 Baths ⋅ B1670551 MLS
VRP Pricing--Seller will entertain offers between $775,000-$794,000 Exceptional mixed-use property in the heart of Elmwood Village! This versatile two-family home with commercial potential offers the perfect blend of residential comfort and business visibility in one of Buffalo’s most vibrant and walkable neighborhoods. The first floor, currently used as an office presents an excellent opportunity for a small business, studio, office, or retail space, with strong foot traffic and high visibility along Elmwood Avenue. The upper boasts a 2 story luxury 3 bedroom 2 bath apartment with beautiful cherry wood floors throughout. The kitchen is a Chef's delight with SS appliances with granite counters & an abundance of cabinetry. There is also a large living room with gas fireplace, formal dining room & large main bedroom with a walk in closet & spa like bathroom. A bonus to this apartment is the open porch with the best view of the Elmwood Strip. Additional highlights include off-street parking with a 2 car attached garage & a patio with a private fenced in yard. It's close proximity to local shops, cafes, restaurants, parks, and cultural attractions just enhances this properties location! This is a great opportiunity to own in one of Buffalo's most thriving communities. Also Listed ML b1673021

615 Elmwood Avenue, Buffalo
$164,900
4 Beds ⋅ 1 Baths ⋅ B1670642 MLS
This charming single-family home at 349 Riverside Ave in Buffalo offers a fantastic opportunity for both owner-occupants and investors. Featuring 4 bedroom and 1 bathrooms, the layout includes a convenient first-floor bedroom ideal for accessibility or flexible living arrangements. The property boasts solid mechanical systems, ensuring reliability and peace of mind. Additional highlights include a full basement providing ample storage or potential for customization, and off-street parking for multiple vehicles. Located near public transportation and shopping, this home combines comfort with convenience in a desirable Buffalo neighborhood. Whether you're looking to settle in or add to your investment portfolio, this residence delivers great value and potential.

349 Riverside Avenue, Buffalo