Courtesy: Howard Hanna WNY Inc.
716-634-4200
FIVE Extremely spacious renovated units. Upper floor has 2 very large units with separate entrances. Hardwood floors and new vinyl flooring. Some newly renovated kitchens. 4 brand new HWT''s and 2 brand new furnaces. All tenants want to stay. The upper unit tenant recently moved into the owner's bigger unit at another property. Can easily be rented out for at least $1200. Corner lot with a driveway. Sold AS IS. Showings begin at OPEN HOUSE on Saturday, 3/28 from 11:00-1:00 PM.
Solid brick two-family home located in a desirable area of Cheektowaga. This well-maintained property features two spacious units, both currently occupied by long-term tenants—a great opportunity for investors seeking steady rental income from day one. Each unit offers comfortable living space, separate utilities, and a convenient layout. The property sits on a nice lot with off-street parking and easy access to local shopping, schools, and major highways. Please do not disturb tenants. Showings are by appointment only and require proof of funds or pre-approval.
Courtesy: Howard Hanna WNY Inc.
716-634-4200
Prime 6 unit investment opportunity in the heart of Allentown! This classic stucco property offers 4,780 square feet and features six well-maintained apartments with long-term tenants already in place, providing immediate and stable rental income. The building includes boiler heat, common laundry facilities, and off-street parking for added convenience. All utilities are included, making this an attractive and hassle-free option for tenants. Located behind the McKinley Presidential Library and Museum, this property is a short walk to Allentown restaurants and the Buffalo Medical Corridor. This property combines AMAZING location,exceptional charm and strong income. Don’t miss this exceptional multi-unit opportunity! **Showings BY APPOINTMENT ONLY..
Courtesy: WNY Metro Roberts Realty
716-662-0449
Investors galore. Completely redone from the top to bottom. Right in the heart of Canisius College. Six unit, fully furnished. Beautiful high-end leather, washer, dryer, all your toiletries, bring nothing. Additional lot next-door included. Large garage in the rear. Storage space for each tenant in the basement. Don’t let this one go.
Courtesy: Network One Realty
716-874-3530
VERY UNIQUE INVESTMENT OPPORTUNITY. PRIME BUFFALO LOCATION ON THE ELMWOOD VILLAGE STRIP. 340 ELMWOOD IS A COMBINATION APARTMENT BUILDING AND ROOM HOUSE. 340 ELMOWOOD HAS OPERATED UNDER A ROOMING HOUSE WITH LICENSES FOR MANY YEARS. PROPERTY IS IN A+ CONDITION. ROOF AND MECNANICALS ARE APPROX. 8 YEARS OLD. ALL UTITLTIES AREE INCLUDED IN RENTS. TENANTS ARE LEASED AND ALSO MONTH TO MONTH. THERE IS A SHARED DRIVEWAY, WITH ROOM TO EXPAND PARKING ON THE 200FT. DEEP LOT! PLEASE SEE SUPPLIMENTS FOR INCOME AND EXPENSES. BUILDING HAS MOSTLY ALL REPLACEMENT WINDOWS, NEWER ROOF AND MECHANICALS. THERE ARE 7 INDIVIDUAL ROOMS THAT SHARE TWO MODERN BATHROOMS THERE IS 1 SINGLE BEDROOM APARTMENT. THEERE ARE 3 MODIFIED STUDIO STYLE UNITS PROPERTY IS CURRENTLY MANAGED PROFESSIONALLY BY A 3RD PARTY MANAGER. 1-3 UNITS WILL BE SHOWN ON 1ST TOUR. PLEASE ALLOW 48 HOURS FOR APPOINTMENTS, THANK YOU
Courtesy: Gurney Becker & Bourne
716-849-1234
829 Fillmore is a completely rebuilt rooming house with 38 rooms, 5.5 bathrooms, and one 1 bedroom apartment. The entire building was renovated in 2018 including a completely rebuilt roof, redesigned floorplan, with newer utility systems, and a sprinkler system (fire suppression system). There are 3 newer boilers (One for each floor) with multiple zones. The electrical service, panels, and wiring are all newer, with each floor having its own subpanel and each room having its own circuit breaker. The certificate of occupancy is current, and the rooming house licensure is in good standing. Management can be transferred. Priced at a 15% caprate with a detailed income and expense sheet available. Coin operated laundry in basement. This is a very clean, efficient, well planned asset, and a meticulously maintained building.
Courtesy: Chubb-Aubrey Leonard Real Estate
716-631-8300
1416 Main Street is a fully renovated all brick 10-unit mixed-use property in the heart of Buffalo’s vibrant Midtown corridor. Formerly known as Engine 16, this historic fire hall originally built in 1886 with a complete renovation and addition in 1995, has been revitalized (2024/2025) into a stabilized income-producing asset while preserving its character. It was the city of Buffalo's first completely ADA compliant building that features 9 updated residential units—seven 1-bedroom and two 2-bedroom apartments—plus one ground-floor commercial space. A blend of history and functionality, the property includes an elevator, laundry room with coin op washer and dryer, and 8 off-street parking spaces, 4 of which are covered—a rare amenity in this area. Private green space. Electric and gas are separately metered. With its prime location near the Buffalo Niagara Medical Campus, Canisius College, and the Elmwood Village, this property is perfectly positioned for both immediate cash flow and long-term growth. Listing Agent is part owner.
Courtesy: MJ Peterson Real Estate Inc.
716-819-4200
8 Unit apartment building. 7 one bedroom apartments and storefront. Long term tenants on month-to-month agreements include 3 occupied apartments. 4 vacant apartments and one vacant storefront. First and second floor apartments. Third floor attic space used for storage only. Updated electrical service and equipment.
Courtesy: Buffalo First Realty Group Inc
716-465-1361
A rare opportunity to own a truly iconic property in the heart of Buffalo’s highly sought-after Allentown Historical District. Welcome to 176 North Street, a magnificent all-brick 9-unit building with an additional 2-unit carriage house. You’re greeted by stunning architectural windows, original hand-crafted woodwork, and a grand staircase that showcases the elegance of this historic gem. Each unit features gorgeous original hardwood floors, stained glass windows, and abundant natural sunlight pouring in through oversized windows, offering breathtaking city views in every direction. The property boasts updated kitchens and bathrooms, modern electrical systems, newer hot water tanks, and plumbing improvements, all while preserving the original charm that defines Allentown living. With its blend of architectural beauty, modern upgrades, and unbeatable location, 176 North Street is a one-of-a-kind investment opportunity ready for its next proud owner.
Courtesy: Buffalo First Realty Group Inc
716-465-1361
Exceptional Multi-Property Portfolio Offering Residential and Commercial Flexibility. Includes 547 Tonawanda, 549 Tonawanda, and 172 Grace. 547 Tonawanda – Upper: Spacious 3-bedroom apartment with great natural light. Ideal for owner-occupant or strong rental income. 547 Tonawanda – Lower Right: Former bar fully rehabbed into a modern commercial meeting space. Flexible layout suitable for office, event, or business use. 549 Tonawanda – Lower Storefront: High-visibility commercial storefront with extensive parking. Great for retail, office, or service businesses. 549 Tonawanda – Studio + Garage: Studio apartment with direct access to a large open garage currently used as a mechanic’s shop. Unique live-work opportunity. 172 Grace: Single-family 2-bedroom home featuring updated flooring and a vaulted ceiling. Perfect as an income property or residence. Excellent opportunity for investors or business owners. Multiple income streams, flexible mixed-use options, and strong location appeal.
Courtesy: HUNT Commercial Real Estate Corp. of Buffalo New York
716-854-5943
Excellent opportunity to acquire 3 properties that total 13-units offering investors a cash-flowing portfolio 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 Rents=$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: WNY Metro Roberts Realty
716-891-1710
Cross listed as Com B1650501 Prime commercial opportunity in a high-traffic Cheektowaga location! Seconds away from the corner of Clinton and Harlem this 6,119 Sqft of flexible building space sits on a 0.62-acre lot and offers excellent visibility and frontage along Harlem Road with strong daily traffic counts. Solid structure built in 1930 provides leasable space ideal for office, retail, service business, or mixed-use redevelopment. The property features ample on-site parking, convenient ingress/egress, and room for future expansion or site improvements. Centrally located near major highways, shopping, and restaurants, offering easy access for customers and employees alike. Perfect for owner-occupant or investor seeking a well-positioned property with strong long-term potential in one of Cheektowaga’s most active commercial corridors.
Courtesy: Keller Williams Realty WNY
716-832-3300
Investors Welcome! Fully rented with good paying tenants. There's a rehab single in rear with great potential included in sale. About five minutes to downtown Buffalo, Elmwood Village, Allentown, General Hospital, Five Points Lasalle Park soon to be Ralph Wilson Park in 2026, Front Park and more.
Courtesy: WNY Metro Roberts Realty
716-646-6400
Attention investors and owner-occupants! Well-maintained 5-unit residential property in the heart of Blasdell. The main building offers a spacious 3-bedroom apartment with a covered front porch and three 1-bedroom units. The rear cottage includes 1 bedroom, living room, kitchen, and a full bath. Each unit has seen various updates over the years. Ample off-street parking with a large driveway and lockable exterior storage shed. Great opportunity for income generation or owner-occupancy!
Courtesy: Good Carbon Community LLC
716-601-7420
Well positioned 6-unit mixed-use building in the heart of Seneca St featuring a laundromat and five well-maintained apartments. The property offers a strong mix of commercial and residential income with steady cash flow and minimal upkeep. The laundromat provides consistent neighborhood traffic and visibility, while the apartments feature updated finishes, separate utilities, and reliable tenants. Great location near shopping, schools, public transportation and major routes. Ideal for investors or owner-operators seeking a turnkey property with solid returns and long-term upside.
Courtesy: Chubb-Aubrey Leonard Real Estate
716-631-8300
HIGH-YIELD TURNKEY ROOMING HOUSE exceptional income producing asset. This licensed and well-maintained rooming house is FULLY compliant with all municipal rooming house regulations. This property has been owned by the seller for 18 years "time to retire". Property consists of 13 rooms, one common kitchen and two full baths, one on each floor. The current owner has property being used as a Gentlemen's rooming house .Corner lot with 3 car detached garage Monthly rents are $600-$650 per month includes all the occupant's utilities, high speed internet, and cable tv. 2 forced air gas furnaces. Vinyl siding, 3 car detached garage. New vinyl flooring. Full attic. New gutters. Security system and safe cams. Waterproofed basement with glass block windows. Seller runs a tight ship and there is a resident manager living on site that receives free rent in exchange for his services. The building has vinyl siding, full attic. corner lot with 3 car garage. Convenient to shopping, Niagara River, Riverside Park and bike trails. Gas, electric, water, cable, insurance and permits average $1350 per month, rents will vary based on occupancy. New owner may have a different vision for the property. No sign on property, please do not walk property or converse with the occupants without an appointment. Seller willing to train new buyer and supply with all necessary information for continued success with this property.
Courtesy: Good Carbon Community LLC
716-601-7420
Welcome to 337-339 Prospect Avenue! This fantastic 6-unit investment property in Buffalo’s Prospect Ave Corridor/ West Side neighborhood! Featuring 2 1-bedroom apartments 2 2-bedroom apartments 2 3-bedroom apartments with bright layouts, and classic Buffalo brick 3 story charm. Approx. 7,400 sq ft building on a compact 2,665 sq ft lot with utilities are separately metered (gas and electric), allowing for simplified management and reduced owner expenses. Prime location near Downtown and D’Youville University. Tops right around the corner as well as a bustling/emerging restaurant and cafe scene. Ideal for investors or owner-occupants seeking stable income and long-term appreciation. Strong rental history and room to add value through immediate rent jumps. Don’t miss this opportunity to own a solid multi-family asset in one of Buffalo’s most desirable city neighborhoods!
Courtesy: Gurney Becker & Bourne
716-849-1234
1941 & 1945 Hertel Avenue are two, all brick, 3 story. identical, 12-unit apartment buildings, totaling 24 units in the heart of North Buffalo. The buildings both have separate utilities, full basements, and a parking lot for all 24 units. They are comprised of 22 1-bedroom units and 2 studio apartments. There is 1 studio apartment on the first floor of each building and 1 laundry room on the first floor of each building. includes 1945 Hertel Tax ID: 140200-079-690-0001-004-000.
Courtesy: Exit Realty Prime
718-262-0205
1st floor features Two 2 Bed/1 Bath and Living, Dining, Kitchen and 2nd floor also features Two 2 Bed/1 Bath and Living, Dining, Kitchen. Basement is Full Finished, with 1 bath and separate entrance. Need TLC. Selling As Is. Good Investment Property, close to everything.
Courtesy: Exit Realty Prime
718-262-0205
Beautiful Renovated 2 family house for sale. Featuring 4 bed, 2 full bath, living, dining, kitchen on 1st floor. 4 bed, 2 bath, living, dining,kitchen on 2nd floor. Basement is full finished with 1 bath, separate entrance. Close to Niagara Falls. Close to shops and everything.
Courtesy: Network One Realty
716-874-3530
DESTINCTIVE LINWOOD MANSION -FEATURING 12 APARTMENTS, STUDIOS AND 1BEDROOM DESIGNS. SOME OFF-STREET PARKING AVAILABLE. 3 LEVELS, 4 UNITS ON EACH LEVEL, PLUS FINISHED BASEMENT WITH POSSIBLE 13TH “GARDEN LEVEL” UNIT. LANDLORD PAYS ELECTRIC AND WATER, TENANTS PAY HEAT. APPLIANCES INCLUDED, MOST BATHS WITH TUB AND SHOWERS AND SOME WITH JUST SHOWERS. THERE IS COIN LAUNDRY IN THE BASEMENT. UNITS ARE UNIQUES IN STYLE AND LAYOUT. CLOSE TO BUS LINE, BUFFALO CBD, BUFFALO MEDICAL CORRIDOR AND THE CANADIAN BOARDER.
Buffalo is located in New York. Buffalo, New York has a population of 276,011. Buffalo is less family-centric than the surrounding county with 21.59% 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 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 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.
