Courtesy: The Greene Realty Group
860-560-1006
Introducing an exceptional portfolio-quality asset at 287 Busti Ave in Buffalo, NY, offering strong fundamentals, attractive curb appeal, and long-term upside potential. This beautiful property stands out as a turnkey or near-turnkey opportunity for investors or owner-occupants seeking quality construction, functional layout, and strong rental or resale positioning. The property features a well-maintained interior with spacious living areas, generous natural light, and thoughtfully designed living spaces that appeal to today’s tenants and buyers alike. Strong mechanicals and overall condition help minimize immediate capital expenditure needs, making this an ideal addition to a growing real estate portfolio. Located in a desirable Buffalo location with proximity to major commuter routes, local amenities, employment hubs, and neighborhood conveniences, this asset benefits from consistent demand drivers that support both rental stability and long-term appreciation potential. Whether you are expanding a rental portfolio, securing a house-hack opportunity, or acquiring a quality long-term hold in one of New York’s most active investment markets, 287 Busti Ave has it all
Courtesy: HUNT Real Estate Corporation
716-675-4868
Owner will entertain offers between $294,900- and $320,000.Located in the Heart of Historic Allentown, this 2 bath, 3 bedroom offer's character, charm and modern upgrades throughout. Just steps from Allen St, the medical corridor, Delaware Ave, Downtown and all that our beautiful waterfront has to offer year-round. Recent improvements include, a new kitchen, all appliances, granite counter tops, tiled backsplash, first floor laundry, updated full bath, formal dining room with wet bar serving area, original woodwork, Luxury Vinyl plank flooring though out, new lighting, beautiful feature wall in the front living area , open refinished staircase leading to 2 generous size guest bedrooms and a primary bedroom with en-suite. Plenty of closet space and a full walk-up attic for additional storage. Outside features an open front porch, private fully fenced back yard for outdoor entertaining. Outside freshly painted to fit in with the historic neighborhood. New central air and hot water tank 2025. City Living at it's Best.
Courtesy: MJ Peterson Real Estate Inc.
716-819-4200
Exquisitely renovated 1892, 3-story residence designed by renowned architect E.B. Green, meticulously updated over the past two decades. This exceptional home blends historic character with refined modern living, showcasing premium finishes throughout—including Kohler and Kallista fixtures, Modern Matter hardware, Calico Corner window treatments, art-glass doors, and custom-designed closet systems. The stately brick and stucco exterior is complemented by a neutral palette and thoughtfully designed, low-maintenance landscaping. Recent exterior improvements include fresh paint (2025), a new glass and metal storm door with awning, new gutters (2024), a full-house generator (2023), and a tankless hot water system (2022). A rare 3.5-car attached garage features new epoxy flooring (2025) and is paired with an elegant brick-paver driveway. The ground level welcomes you with a tiled entry and chandelier, leading to a wine room, cedar closet, mechanical room, and access to a private two-tier stamped concrete patio—ideal for outdoor entertaining. The main level has been reimagined into a bright, open-concept living space with oak floors throughout. Highlights include a wood-burning fireplace, a spacious family room with custom built-ins and dual porches, and a formal dining room featuring a wet bar and gas fireplace. A chef’s kitchen, renovated in 2019, is anchored by an impressive 13-foot quartzite island and complemented by a custom pantry. A main-floor bedroom with marble ensuite, along with a powder room and laundry, adds convenience and flexibility. The third floor offers a beautifully appointed office with built-ins, a generous primary suite with two walk-in closets and a luxurious ensuite bath, and an additional bedroom with its own marble ensuite and custom closet. Ideally located in the heart of Allentown, this home is within walking distance to the medical campus, Arlington Park, and the cultural attractions of Symphony Circle. 24 hour notice required.
Courtesy: Iconic Real Estate
716-236-7644
Value-add duplex on Buffalo's thriving Lower West Side — one of only five duplexes active on the West Side MLS under $150k, while 62 duplexes in this market have closed at $250k+ in the past 12 months. Blocks from the new pedestrian bridge to Ralph Wilson Park, a 100+ acre waterfront destination on Lake Erie, and minutes from D'Youville University — a growing NCAA Division II institution driving consistent rental demand in this corridor. Parks, playgrounds, soccer fields, tennis courts, running tracks, and dog parks are all steps away. The lower unit is the standout: 3 bedrooms, 1 bath, gleaming hardwood floors, large bedrooms with oversized closets, original ornate moldings, and a stunning marble fireplace. Gas boiler heat. The upper unit offers 2 bedrooms plus a flexible bonus room easily used as a 3rd bedroom, 1 bath, and in-unit space heater. Both units have gas hot water. 3-year-old tear-off roof, 2-year-old circuit breakers, 2 electric meters, 2 gas meters. Full walk-up attic, partial basement with crawlspace. Post-renovation, conservative rents of $1,500/unit generate $36k gross annually. After expenses, NOI pencils to $25,807. At an 8% cap rate, income approach value exceeds $322k. Immediate comps support $300k ARV — cross Porter Ave or Niagara St and duplexes trade at $350k–$450k. Ideal for an owner-occupant, BRRR investor, or self-performing flipper. ** OFFERS DUE WEDNESDAY, APRIL 2, 2026 BY 5:00 PM **
Courtesy: Realty Smith Inc.
716-652-1776
Located in the Allentown Historic District, this home offers a rare combination of character, updates, and a very rare two-car garage. Just steps from Arlington Park and Days Park, the property sits in one of Buffalo’s most desirable neighborhoods. Recent improvements include a brand-new kitchen, a fully renovated primary bathroom, a newer boiler, and windows throughout. The floor plan features a convenient first-floor half bath, walk-in pantry, two full bathrooms on the second floor, and a second-floor laundry room. Excellent opportunity for a buyer to personalize and build equity in a sought-after location.
Courtesy: HUNT Real Estate Corporation
716-883-2200
Rare find in this area! End-unit condo/townhouse with its own private entrance and exceptional architectural character! Step inside to soaring 11’ ceilings, dramatic palladium windows, and an abundance of natural light. The living room features exposed brick walls and a wood-burning fireplace, creating the perfect blend of style. A contemporary updated kitchen with granite countertops. A tiled foyer, while parquet floors add timeless charm throughout. This spacious home offers 2 oversized bedrooms, 1.5 tiled baths, and the convenience of in-unit laundry. The unit also includes a full private basement for additional storage or flexible use, plus a dedicated parking space in a secured lot. Rare combination of character and modern comfort in a highly desirable setting—don’t miss it! All appliances included. Parking space is closest to the unit in gated, secured lot.
Courtesy: MJ Peterson Real Estate Inc.
716-819-4200
A rare architectural treasure, The Castle at Mayfair Lane was masterfully designed by noted architect E.B. Green, whose work helped define the character of many prominent early 20th-century estates. This extraordinary residence was conceived in the spirit of a 17th-century English manor, blending authentic Old World craftsmanship with enduring architectural significance. The exterior showcases hallmark medieval influences, including a grand stone archway, quatrefoil windows, and carved lion motifs—details emblematic of Gothic Revival design. The home’s commanding presence evokes the charm of an English village while remaining prominently situated within the city. At the heart of the residence is the dramatic two-story Great Room, distinguished by a monumental stone fireplace, intricate wood paneling, and rare carved Gothic trusses reclaimed from an 17th-century abbey—an exceptional and irreplaceable historic feature. Floor-to-ceiling windows, birdcages crafted and hand-painted in Paris in the 1890s, a musician’s loft, and a built-in koi pond further enhance the architectural narrative of this remarkable space. The first floor continues the tradition of formal yet functional design, offering an eat-in kitchen with pantry, formal dining room, family room with fireplace and garden access, and laundry. The second level includes four bedrooms and 2.5 baths, along with the Great Room overlook. A top floor guest suite with full bath provides additional accommodation. Complementing the historic interiors is a private landscaped yard with a saltwater in-ground pool, seamlessly integrating modern amenities with timeless design. Featuring 5 bedrooms, 3 full and 2 half baths, a finished basement, and preserved period architectural elements throughout, this distinguished residence represents a rare opportunity to steward a piece of architectural history.
Courtesy: Gurney Becker & Bourne
716-849-1234
Beautifully maintained & historically significant, Allentown 3-unit w/ incredible updates & beautiful architectural details. The former home of the great Katherine Cornell, "The First Lady of American Theater," this stunning property has been completely remodeled inside & out, w/ pride of ownership shining throughout. The exterior has recently undergone an extensive restoration project, w/ the entire building being fully repainted, boards & scalloped shingles replaced, half of the roof being torn off last year, (other half is 6 years old), along with/ the chimneys & stone foundations getting repointed. Other significant upgrades include updated electrical/circuit breakers, copper plumbing, a new furnace, 2 HWTs from 2020 & newer replacement vinyl windows being installed throughout this expansive 3-story residence. The exterior has never shined brighter. Upon passing through the striking front doubles doors, you are greeted by a commanding staircase & an airy foyer. The large 1st floor 2-bedroom unit offers gorgeous hardwood floors w/ mahogany inlays, 10ft ceilings, an original fireplace/mantle w/ an electric starter, a stunning formal dining room & an updated kitchen w/ stainless steel appliances & generous storage space. A newer bathroom & a back pantry w/ separate laundry hook ups complete this lovely, light-filled unit. The second floor 2-bedroom unit offers incredible livings spaces & neighborhood views. The living room offers a wonderful gas fireplace w/ oversized windows & original moldings. There are 2 expansive bedrooms, one featuring a striking bay window & a charming closet w/ a rounded window. A large eat-in kitchen w/ a separate pantry & a generous sized bathroom make this another wonderful living space. The third floor 2-bedroom unit is quite unique & offers tremendous space & potential. The bath & kitchen are updated, fixtures have been replaced & it offers forced air heating & generous storage space. In addition, the partially fenced backyard is perfect for gardening or patio space while you traverse the wonderful streets of Allentown & the Elmwood Village while hitting up your favorite restaurants, boutiques and bars.
Courtesy: WNY Metro Roberts Realty
716-875-2211
Incredible opportunity to own a versatile property in one of Buffalo’s most sought-after locations! Featuring a flexible commercial storefront with a second-level room, basement space, and a rear warehouse, this property can serve countless business types: boutique retail, nail salon, tattoo studio, fitness/yoga center, woodworking shop, cabinet builder, storage facility, and more. The residential portion includes two stylish apartments (1BR & 2BR), each offering character and access to a rooftop patio with breathtaking city views. Located within walking distance to Allentown’s hottest restaurants and nightlife, and just minutes from downtown, this is the perfect blend of investment, lifestyle, and location. Please note, this property is also listed as commercial under MLS #B1662895. Open house Sunday 11am to 1pm.
Courtesy: Element Realty Services
716-600-4663
Exceptional opportunity to own a classic 4-unit multi-family property in the heart of Buffalo’s West Side just off Porter Ave — with the potential to convert back to a spacious single-family city residence. Built in 1896, this 4,620 sq ft property sits on a 29’ x 139’ lot and features a 3-car garage off Cobb Alley plus an additional front parking pad. The property includes four residential units totaling 6 bedrooms and 4 full baths, configured as two 2-bedroom apartments and two 1-bedroom apartments. The two front units require a simple turnover to rent, while the two rear units present a strong value-add renovation opportunity. Above-grade finished area measures approximately 2,722 sq ft, with a full basement offering over 1,500 sq ft of unfinished utility, laundry, and storage space, providing operational flexibility and future improvement potential. Separate utilities include 4 gas meters, 5 electric meters, and 3 heating units, with the fourth heating unit needing replacement. Additional features include forced air and space heater systems with gas, balcony access, fully fenced yard, circuit breakers, and a mix of copper and PEX plumbing. Ideally located near D’Youville University, the Medical Campus, Kleinhans Music Hall, the waterfront, Elmwood Village, Allentown, and Five Points, this property offers both strong investment upside and the opportunity to create a substantial single-family home in one of Buffalo’s most desirable neighborhoods. Proof of funds required for showings
Courtesy: The Greene Realty Group
860-560-1006
Introducing an exceptional portfolio-quality asset at 287 Busti Ave in Buffalo, NY, offering strong fundamentals, attractive curb appeal, and long-term upside potential. This beautiful property stands out as a turnkey or near-turnkey opportunity for investors or owner-occupants seeking quality construction, functional layout, and strong rental or resale positioning. The property features a well-maintained interior with spacious living areas, generous natural light, and thoughtfully designed living spaces that appeal to today’s tenants and buyers alike. Strong mechanicals and overall condition help minimize immediate capital expenditure needs, making this an ideal addition to a growing real estate portfolio. Located in a desirable Buffalo location with proximity to major commuter routes, local amenities, employment hubs, and neighborhood conveniences, this asset benefits from consistent demand drivers that support both rental stability and long-term appreciation potential. Whether you are expanding a rental portfolio, securing a house-hack opportunity, or acquiring a quality long-term hold in one of New York’s most active investment markets, 287 Busti Ave has it all.
Courtesy: WNY Metro Roberts Realty
716-828-0005
The West Side of Buffalo is on the rise, and this is your chance to be apart of the movement. This property is ready for a full rehab, perfect for investors, flippers, or buyers looking to customize their dream home. Located in a rapidly developing area with strong growth potential and increasing home values. Sitting on a double lot this home could be yours! 197 Prospect (vacant lot) tax id number 140200-110-360-0003-003-000 is included in this sale. Bring your vision and make this one shine.
Courtesy: MJ Peterson Real Estate Inc.
716-689-7800
Location, location, location! Excellent opportunity to own a three-unit multifamily investment property with an included adjacent vacant lot in Buffalo’s highly desirable and appreciating West Side neighborhood. Located near Elmwood Village, Allentown, Kleinhans Music Hall, D’Youville University, shopping, dining, and public transportation, this property offers strong rental demand and long-term upside. The building features three residential units including a large 4-bedroom apartment, a studio/1-bedroom unit, and a well-updated 1-bedroom apartment, all with functional layouts and excellent income potential. One unit is currently rented at $1,000 per month, with projected annual gross income exceeding $41,000, while maintaining low annual property taxes of approximately $3,000—an ideal combination for cash flow and appreciation. Recent capital improvements include updated electrical service with three separate meters, vinyl siding, numerous vinyl replacement windows, newer hot water tanks (2018, 2022, and 2023), and a high-efficiency furnace installed in 2025. Interior spaces offer flexibility for owner-occupants or investors, including open living and dining areas, updated flooring and paint in select units, and future value-add potential in the upper apartment. The included vacant parcel at 155 Fargo Ave adds rare flexibility—ideal for off- street parking, additional green space, or future development (buyer to verify). Off-street parking is currently accessed via Cobb Alley, a valuable amenity in this location. Whether you’re searching for a Buffalo investment property, a house-hacking opportunity, or a multi-unit rental with upside, 157 Fargo Avenue delivers income, location, and versatility in one compelling package.
Courtesy: Park Realty of WNY LLC
716-332-3453
This beautifully renovated 3/2 allentown double has been completely updated for modern living. Highlights incl: Brand new Kitchens, and baths, all flooring, updated windows, and freshley painted throughout. Lower has elec fireplace inserts, and new 1st flr laundry. All new heating , and cooling units -2025, Newer circuit breakers, roof, and plumbing. Tired of alternate parking? Large garage off alley leading to your private gated yard, which accesses home, * seller offering a $5,000. appliance credit at closing* adt security system incl. Along with front, and back cameras. Don’t miss!
Courtesy: HUNT Real Estate Corporation
716-675-4868
Owner will entertain offers between $295,000- and $320,000.Located in the Heart of Historic Allentown, this 2 bath, 3 bedroom offer's character, charm and modern upgrades throughout. Just steps from Allen St, the medical corridor, Delaware Ave, Downtown and all that our beautiful waterfront has to offer year-round. Recent improvements include, a new kitchen, all appliances, granite counter tops, tiled backsplash, first floor laundry, updated full bath, formal dining room with wet bar serving area, original woodwork, Luxury Vinyl plank flooring though out, new lighting, beautiful feature wall in the front living area , open refinished staircase leading to 2 generous size guest bedrooms and a primary bedroom with en-suite. Plenty of closet space and a full walk-up attic for additional storage. Outside features an open front porch, private fully fenced back yard for outdoor entertaining. Outside freshly painted to fit in with the historic neighborhood. New central air and hot water tank 2025. City Living at it's Best.
Courtesy: HUNT Real Estate Corporation
716-883-2200
Discover this stately, fully remodeled all-brick Victorian 3 unit, brimming with turn-of-the-century character and modern comfort. A welcoming front porch leads you into the expansive two-story owner’s unit, offering 3 bedrooms, 2.5 baths, refinished hardwood floors, and soaring 10-foot ceilings. The charming entry foyer and open staircase flow into a spacious living room with a fireplace and elegant plaster crown moldings, a formal dining room, and a beautifully updated kitchen featuring granite countertops, stainless steel appliances, and a large island with bar seating. An office, half bath and convenient in-unit laundry complete the main level. Upstairs, the second floor boasts a generous primary suite with ample closets and a stylish ensuite bath adorned with a natural-wood vanity and tub/shower combo. Two additional bedrooms share an updated hallway bath with a walk-in shower. The two rear 1 bedroom apartments enjoy a private entrance and modern amenities, including updated kitchens with stainless steel appliances and granite counters, as well as refreshed bathrooms, ideal for generating rental income. A full basement, accessible from the owner’s unit, offers solid mechanicals and abundant storage. Outside, a large fenced yard with a storage shed provides the perfect space for entertaining or relaxing. Additional highlights include separate electric meters for all units, with a shared gas meter for the two rear apartments.
Courtesy: HUNT Commercial Real Estate Corp. of Buffalo New York
716-854-5943
Excellent opportunity to acquire a 13-unit cash-flowing portfolio of three multi-family properties spanning 13,511 square feet along Virginia Street in Buffalo’s highly desirable West Side/Allentown corridor. This portfolio includes 308 Virginia St, 318 Virginia St, and 348 Virginia St. All properties feature stable tenancy, strong rental history, and consistent occupancy, making this an ideal addition for investors seeking reliable income in a high-demand rental market. Gross Rent=$11,875 per month, $142,500 annual gross. NOI = $102,532/YR, 8.20% ASKING CAP RATE. A variety of units - Three 3-bedroom, Two 2-bedroom, and Seven 1-bedroom units, offering flexibility in rental offerings to new tenants. The properties offer well-maintained units, solid mechanicals, providing a turnkey operation with limited immediate maintenance needs. Tenants pay for their own electric and 7 of 13 pay for their own heat (6 are paid by landlord). Capital improvements recently addressed roof, boiler, vinyl replacement windows, new gutters/downspouts, several new HWT across the portfolio, New Plumbing, Fire Prevention, New Laundry Units, and New Electrical Services. Additionally, significant cap ex renovations in several units across the buildings -painting kitchen remodels, baths, plumbing, flooring. The 3 main properties all have stone basements. Virginia Street is centrally located near the Douville College, steps from Allentown and the Elmwood Village, Medical Campus, public transportation, and numerous neighborhood amenities, supporting long-term rental demand and strong performance. This portfolio presents a rare chance to secure multiple turnkey income-producing assets in one of Buffalo’s most sought-after urban neighborhoods. A solid choice for investors looking for stability, steady cash flow, and long-term appreciation potential.
Courtesy: HUNT Commercial Real Estate Corp. of Buffalo New York
716-854-5943
Excellent opportunity to acquire a 13-unit cash-flowing portfolio of three multi-family properties spanning 13,511 square feet along Virginia Street in Buffalo’s highly desirable West Side/Allentown corridor. This portfolio includes 308 Virginia St, 318 Virginia St, and 348 Virginia St. All properties feature stable tenancy, strong rental history, and consistent occupancy, making this an ideal addition for investors seeking reliable income in a high-demand rental market. Gross Rent=$11,875 per month, $142,500 annual gross. NOI = $102,532/YR, 8.20% ASKING CAP RATE. A variety of units - Three 3-bedroom, Two 2-bedroom, and Seven 1-bedroom units, offering flexibility in rental offerings to new tenants. The properties offer well-maintained units, solid mechanicals, providing a turnkey operation with limited immediate maintenance needs. Tenants pay for their own electric and 7 of 13 pay for their own heat (6 are paid by landlord). Capital improvements recently addressed roof, boiler, vinyl replacement windows, new gutters/downspouts, several new HWT across the portfolio, New Plumbing, Fire Prevention, New Laundry Units, and New Electrical Services. Additionally, significant cap ex renovations in several units across the buildings -painting kitchen remodels, baths, plumbing, flooring. The 3 main properties all have stone basements. Virginia Street is centrally located near the Douville College, steps from Allentown and the Elmwood Village, Medical Campus, public transportation, and numerous neighborhood amenities, supporting long-term rental demand and strong performance. This portfolio presents a rare chance to secure multiple turnkey income-producing assets in one of Buffalo’s most sought-after urban neighborhoods. A solid choice for investors looking for stability, steady cash flow, and long-term appreciation potential.
Buffalo is located in New York. Buffalo, New York 14201has a population of 276,011. Buffalo 14201 is less family-centric than the surrounding county with 21.66% of the households containing married families with children. The county average for households married with children is 26.77%.
The median household income in Buffalo, New York 14201 is $42,186. The median household income for the surrounding county is $62,578 compared to the national median of $69,021. The median age of people living in Buffalo 14201 is 33.9 years.
The average high temperature in July is 80.8 degrees, with an average low temperature in January of 17.3 degrees. The average rainfall is approximately 38.5 inches per year, with 84.8 inches of snow per year.
