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Featuring generous living space, separate utilities, and numerous updates, this property is move-in ready or ready to add to your rental portfolio. Enjoy new carpeting, new kitchens, fresh paint, many newer vinyl windows, and fully tiled bathrooms. One of the standout features is the large walk-in attic, offering excellent potential for additional finished living space, with some rooms already drywalled to help get you started. Low property taxes add even more appeal, making this an attractive opportunity for both investors and owner-occupants. With its size, updates, and room to grow, 34 Ryan is a property full of potential and opportunity!

6 Beds ⋅ 2 Baths ⋅ B1723721 MLS

Featuring generous living space, separate utilities, and numerous updates, this property is move-in ready or ready to add to your rental portfolio. Enjoy new carpeting, new kitchens, fresh paint, many newer vinyl windows, and fully tiled bathrooms. One of the standout features is the large walk-in attic, offering excellent potential for additional finished living space, with some rooms already drywalled to help get you started. Low property taxes add even more appeal, making this an attractive opportunity for both investors and owner-occupants. With its size, updates, and room to grow, 34 Ryan is a property full of potential and opportunity!

34 Ryan Street, Buffalo

$235,000

4921 Richmond Ave Picture Perfect and full of potential! Welcome to 4921 Richmond Ave, a charming 3-bedroom home located within the Orchard Park School District and just a short walk from Highmark Stadium! Situated on a desirable double lot at the corner of a quiet neighborhood just off Abbott Road, this home offers an abundance of outdoor amenities. The fully fenced yard features a recently added concrete patio with a privacy wall — perfect for relaxing, entertaining, and enjoying those beautiful summer evenings. The newly rebuilt front porch adds to the home's welcoming curb appeal. Step inside to discover a spacious, open-concept living room and kitchen featuring new vinyl flooring, well-maintained cabinetry, and stainless steel appliances, all included with the sale. The first floor also offers two spacious bedrooms, along with convenient first-floor laundry. The washer and dryer are included, too! Upstairs, you'll find a beautifully finished third bedroom, thoughtfully accessed by a newly added staircase in place of the traditional attic pull-down. Complete with two closets, this inviting space adds both functionality and character to the home. Additional peace of mind comes with a roof that is less than five years old, along with a well-maintained furnace and hot water tank. With its spacious double lot, inviting outdoor living space, functional layout, and thoughtful updates, this home has so much to offer! **Showings begin immediately!** **Open House: Sunday, October 25, 2026 | 11 AM–1 PM** Don't miss your opportunity to see all that 4921 Richmond Ave has to offer. Come take a look — this could be the one you've been waiting for!

3 Beds ⋅ 1 Baths ⋅ B1724517 MLS

4921 Richmond Ave Picture Perfect and full of potential! Welcome to 4921 Richmond Ave, a charming 3-bedroom home located within the Orchard Park School District and just a short walk from Highmark Stadium! Situated on a desirable double lot at the corner of a quiet neighborhood just off Abbott Road, this home offers an abundance of outdoor amenities. The fully fenced yard features a recently added concrete patio with a privacy wall — perfect for relaxing, entertaining, and enjoying those beautiful summer evenings. The newly rebuilt front porch adds to the home's welcoming curb appeal. Step inside to discover a spacious, open-concept living room and kitchen featuring new vinyl flooring, well-maintained cabinetry, and stainless steel appliances, all included with the sale. The first floor also offers two spacious bedrooms, along with convenient first-floor laundry. The washer and dryer are included, too! Upstairs, you'll find a beautifully finished third bedroom, thoughtfully accessed by a newly added staircase in place of the traditional attic pull-down. Complete with two closets, this inviting space adds both functionality and character to the home. Additional peace of mind comes with a roof that is less than five years old, along with a well-maintained furnace and hot water tank. With its spacious double lot, inviting outdoor living space, functional layout, and thoughtful updates, this home has so much to offer! **Showings begin immediately!** **Open House: Sunday, October 25, 2026 | 11 AM–1 PM** Don't miss your opportunity to see all that 4921 Richmond Ave has to offer. Come take a look — this could be the one you've been waiting for!

4921 Richmond Avenue, Hamburg

$215,000

Welcome home to this well-maintained 3-bedroom, 1-bathroom cape-cod tucked away on a quiet dead-end street, with a neighborhood park right at the end. Conveniently located just minutes from the highway, making your commute and getting around town a breeze! Step inside from the spacious front deck into a bright, welcoming living room. The eat-in kitchen offers quartz counter tops, with all appliances included. The first floor features two generously sized bedrooms and a full bathroom. Upstairs, you'll find a versatile third bedroom, currently being used as an office, offering great flexibility for guests, a home office, or additional living space. The home has been thoughtfully cared for and features new flooring throughout (2021), AC (2024), Furnace (2021), Concrete Driveway (2021), sump pump (2022), updated windows, and a new privacy fence (right side 2026). Outside, the large backyard provides plenty of room for entertaining, relaxing, gardening, or enjoying the neighborhood. Sellers have the right to reserve an offer deadline. Great location, great space, and an outstanding price—don't miss your opportunity to make this West Seneca home yours! Showings begin Saturday 10/24/26.

3 Beds ⋅ 1 Baths ⋅ B1719356 MLS

Welcome home to this well-maintained 3-bedroom, 1-bathroom cape-cod tucked away on a quiet dead-end street, with a neighborhood park right at the end. Conveniently located just minutes from the highway, making your commute and getting around town a breeze! Step inside from the spacious front deck into a bright, welcoming living room. The eat-in kitchen offers quartz counter tops, with all appliances included. The first floor features two generously sized bedrooms and a full bathroom. Upstairs, you'll find a versatile third bedroom, currently being used as an office, offering great flexibility for guests, a home office, or additional living space. The home has been thoughtfully cared for and features new flooring throughout (2021), AC (2024), Furnace (2021), Concrete Driveway (2021), sump pump (2022), updated windows, and a new privacy fence (right side 2026). Outside, the large backyard provides plenty of room for entertaining, relaxing, gardening, or enjoying the neighborhood. Sellers have the right to reserve an offer deadline. Great location, great space, and an outstanding price—don't miss your opportunity to make this West Seneca home yours! Showings begin Saturday 10/24/26.

139 Bellwood Avenue, West Seneca

$224,900

Welcome to 16 S Seine in Cheektowaga. This 3 bedroom 1.5 bath raised ranch has many updates including: roof approximately 10 years, furnace 10 years, central air 5 years, HWT 6 years, some newer windows, full bath and more. 1 car attached garage, fully fenced yard, sliding glass doors to deck, West Seneca schools, quite cul de sac street, formal dining, basement rec room and more! Bring your personal touches to this well maintained house! Seller reserves the right to set an offer due date.

3 Beds ⋅ 2 Baths ⋅ B1723827 MLS

Welcome to 16 S Seine in Cheektowaga. This 3 bedroom 1.5 bath raised ranch has many updates including: roof approximately 10 years, furnace 10 years, central air 5 years, HWT 6 years, some newer windows, full bath and more. 1 car attached garage, fully fenced yard, sliding glass doors to deck, West Seneca schools, quite cul de sac street, formal dining, basement rec room and more! Bring your personal touches to this well maintained house! Seller reserves the right to set an offer due date.

16 S Seine Drive, Cheektowaga

$219,900

Welcome to 131 Victory Avenue in Lackawanna! This 4-bedroom, 1.5-bath home offers a practical layout with bedrooms on both levels. The main level features a living room, a separate dining room, and a kitchen, along with 2 bedrooms and a full bathroom. The separate living and dining areas provide space for everyday activities, meals, and gatherings. Upstairs, you’ll find 2 additional bedrooms and a half bathroom, offering flexibility for sleeping arrangements, a home office, or a guest room. A full basement provides additional storage space and room to organize household items. The detached garage offers covered parking and storage for tools and seasonal equipment. Schedule your showing to explore the layout and see how this home can fit your needs.

4 Beds ⋅ 2 Baths ⋅ B1724549 MLS

Welcome to 131 Victory Avenue in Lackawanna! This 4-bedroom, 1.5-bath home offers a practical layout with bedrooms on both levels. The main level features a living room, a separate dining room, and a kitchen, along with 2 bedrooms and a full bathroom. The separate living and dining areas provide space for everyday activities, meals, and gatherings. Upstairs, you’ll find 2 additional bedrooms and a half bathroom, offering flexibility for sleeping arrangements, a home office, or a guest room. A full basement provides additional storage space and room to organize household items. The detached garage offers covered parking and storage for tools and seasonal equipment. Schedule your showing to explore the layout and see how this home can fit your needs.

131 Victory Avenue, Lackawanna

$214,999

Welcome to 3733 Marlowe Avenue! This inviting 3-bedroom, 2-bathroom single-family home offers a great opportunity to make your own in a convenient Buffalo location. The well-proportioned layout provides comfortable living space with three bedrooms and two full bathrooms. Built in 1956, this home combines classic character with the opportunity to add your own personal touches. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, 3733 Marlowe Avenue is worth a look. Conveniently located near shopping, dining, parks, schools, and major roadways, this home provides easy access to everything the Hamburg/Blasdell area has to offer. Don't miss the opportunity to bring your vision to this well-located property!

3 Beds ⋅ 2 Baths ⋅ B1724272 MLS

Welcome to 3733 Marlowe Avenue! This inviting 3-bedroom, 2-bathroom single-family home offers a great opportunity to make your own in a convenient Buffalo location. The well-proportioned layout provides comfortable living space with three bedrooms and two full bathrooms. Built in 1956, this home combines classic character with the opportunity to add your own personal touches. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, 3733 Marlowe Avenue is worth a look. Conveniently located near shopping, dining, parks, schools, and major roadways, this home provides easy access to everything the Hamburg/Blasdell area has to offer. Don't miss the opportunity to bring your vision to this well-located property!

3733 Marlowe Avenue, Hamburg

$255,000

Value Range Pricing-Owner will consider all offers between $255,000–$315,000 or more on this bright, fully updated 3-bedroom, 1.5-bath home in one of South Buffalo's most sought-after neighborhoods. Close to all the amenities you could want, this is a home where everyday errands feel effortless and weekends feel like a getaway. Step inside and you'll notice the light right away. The home is bright, clean, and welcoming, and engineered hardwood floors run through the space for a warm, timeless feel that require no refinishing. The large living room opens into a morning room that can easily be set up as an additional sitting area for reading or quiet mornings. The dining room connects to a versatile additional room that works as a den, a home office, a reading retreat, or even a large back mudroom or first-floor laundry. It's the kind of flexible space that adapts as your needs change. The kitchen was updated in 2020 and is designed for real life, with hard surface countertops, a subway tile backsplash, a gas stove, and plenty of storage. Whether you're preparing a weeknight dinner or hosting friends, it makes cooking a pleasure. A convenient updated full bath rounds out the main level. Upstairs you'll find three bedrooms and an updated half bathroom. Hardwood floors can be found under the carpeting. The large garage has potential to serve as additional living space, and the full basement is large and dry, ideal for storage. Outside, the well-manicured, fully fenced backyard, enclosed with vinyl fencing, is a true paradise for relaxing or entertaining. The Trex deck (2022) is the perfect place to enjoy the outdoor season without the maintenance. Recent updates provide peace of mind, including a roof (2019), A/C (2020), a hot water tank (2025), and a sump pump (2021).

3 Beds ⋅ 2 Baths ⋅ B1724301 MLS

Value Range Pricing-Owner will consider all offers between $255,000–$315,000 or more on this bright, fully updated 3-bedroom, 1.5-bath home in one of South Buffalo's most sought-after neighborhoods. Close to all the amenities you could want, this is a home where everyday errands feel effortless and weekends feel like a getaway. Step inside and you'll notice the light right away. The home is bright, clean, and welcoming, and engineered hardwood floors run through the space for a warm, timeless feel that require no refinishing. The large living room opens into a morning room that can easily be set up as an additional sitting area for reading or quiet mornings. The dining room connects to a versatile additional room that works as a den, a home office, a reading retreat, or even a large back mudroom or first-floor laundry. It's the kind of flexible space that adapts as your needs change. The kitchen was updated in 2020 and is designed for real life, with hard surface countertops, a subway tile backsplash, a gas stove, and plenty of storage. Whether you're preparing a weeknight dinner or hosting friends, it makes cooking a pleasure. A convenient updated full bath rounds out the main level. Upstairs you'll find three bedrooms and an updated half bathroom. Hardwood floors can be found under the carpeting. The large garage has potential to serve as additional living space, and the full basement is large and dry, ideal for storage. Outside, the well-manicured, fully fenced backyard, enclosed with vinyl fencing, is a true paradise for relaxing or entertaining. The Trex deck (2022) is the perfect place to enjoy the outdoor season without the maintenance. Recent updates provide peace of mind, including a roof (2019), A/C (2020), a hot water tank (2025), and a sump pump (2021).

161 Whitfield Avenue, Buffalo

$165,000

Situated on over 1/4 of an acre lot & located in the Orchard Park School District, this maintenance free vinyl sided ranch features living room with bay window, updated kitchen with appliances, remodeled full bathroom, 2 bedrooms, recent flooring, utility room with laundry hook up, & 1.5 detached garage plus a shed. Low Taxes & Affordable Price!

2 Beds ⋅ 1 Baths ⋅ B1724268 MLS

Situated on over 1/4 of an acre lot & located in the Orchard Park School District, this maintenance free vinyl sided ranch features living room with bay window, updated kitchen with appliances, remodeled full bathroom, 2 bedrooms, recent flooring, utility room with laundry hook up, & 1.5 detached garage plus a shed. Low Taxes & Affordable Price!

4976 Richmond Ave, Hamburg

$319,000

Welcome to this tastefully and beautifully renovated 3-bedroom, 1.5-bath home in a desirable location! Featuring a great layout and updates throughout, this home truly is move-in ready. The interior boasts a completely renovated kitchen with new appliances, fresh paint, updated flooring throughout, and modern fixtures. Exterior improvements include fresh paint, landscaping, a new extended wide driveway and a fully fenced yard featuring a huge patio and fire pit—perfect for outdoor entertaining and relaxation. Additional highlights include: updated windows, mostly newer mechanicals, a partially finished basement, and a generously sized lot. Meticulously maintained and thoughtfully updated, this home is ready for its next owner to move right in and enjoy all it has to offer! **Showings begin Thursday, 10/22 at 3:00 PM. Offers due Thursday, 10/29 at 3:00 PM.** **OPEN HOUSE: Sunday, 10/25 from 11:00 AM–1:00 PM.**

3 Beds ⋅ 2 Baths ⋅ B1724241 MLS

Welcome to this tastefully and beautifully renovated 3-bedroom, 1.5-bath home in a desirable location! Featuring a great layout and updates throughout, this home truly is move-in ready. The interior boasts a completely renovated kitchen with new appliances, fresh paint, updated flooring throughout, and modern fixtures. Exterior improvements include fresh paint, landscaping, a new extended wide driveway and a fully fenced yard featuring a huge patio and fire pit—perfect for outdoor entertaining and relaxation. Additional highlights include: updated windows, mostly newer mechanicals, a partially finished basement, and a generously sized lot. Meticulously maintained and thoughtfully updated, this home is ready for its next owner to move right in and enjoy all it has to offer! **Showings begin Thursday, 10/22 at 3:00 PM. Offers due Thursday, 10/29 at 3:00 PM.** **OPEN HOUSE: Sunday, 10/25 from 11:00 AM–1:00 PM.**

22 Petersbrook Circle, Lancaster

$199,000

Not your typical Buffalo home! Tucked away in the city’s First Ward, 90 Smith Street offers a distinctive blend of rustic character, creative craftsmanship and an almost cabin-inspired feel that you simply don’t expect to find in the city. Warm wood tones, exposed brick, reclaimed-wood accents, custom built-ins, hardwood floors and unique architectural details give the home personality around every corner. The kitchen continues the look with cabinetry, granite countertops and a striking pressed-metal backsplash, while the adjoining living spaces create a comfortable, relaxed flow. An attached gas fireplace adds another inviting focal point. The flexible layout is currently configured with four bedrooms, providing options for bedrooms, home office or creative space. Outside, the generous 9,545 sq. ft. lot provides plenty of room for entertaining, gardening or simply enjoying the outdoors. A custom-built backyard structure offers excellent storage along with possibilities for a workshop, hobby space or outdoor retreat. Located near the end of the street with ample parking nearby, the home is also just down the road from Red Jacket Riverfront Natural Habitat Park, offering access to the Buffalo River for kayaking, canoeing, fishing and enjoying the outdoors. For buyers looking for something with genuine character, individuality and a style all its own, 90 Smith Street deserves to be experienced in person.

4 Beds ⋅ 2 Baths ⋅ B1719638 MLS

Not your typical Buffalo home! Tucked away in the city’s First Ward, 90 Smith Street offers a distinctive blend of rustic character, creative craftsmanship and an almost cabin-inspired feel that you simply don’t expect to find in the city. Warm wood tones, exposed brick, reclaimed-wood accents, custom built-ins, hardwood floors and unique architectural details give the home personality around every corner. The kitchen continues the look with cabinetry, granite countertops and a striking pressed-metal backsplash, while the adjoining living spaces create a comfortable, relaxed flow. An attached gas fireplace adds another inviting focal point. The flexible layout is currently configured with four bedrooms, providing options for bedrooms, home office or creative space. Outside, the generous 9,545 sq. ft. lot provides plenty of room for entertaining, gardening or simply enjoying the outdoors. A custom-built backyard structure offers excellent storage along with possibilities for a workshop, hobby space or outdoor retreat. Located near the end of the street with ample parking nearby, the home is also just down the road from Red Jacket Riverfront Natural Habitat Park, offering access to the Buffalo River for kayaking, canoeing, fishing and enjoying the outdoors. For buyers looking for something with genuine character, individuality and a style all its own, 90 Smith Street deserves to be experienced in person.

90 Smith St, Buffalo

$449,900

Rare opportunity in Lancaster! Experience the perfect blend of modern luxury and ultimate privacy on this expansive 2.99-acre tree-lined parcel bordering Cayuga Creek. This turnkey property has been beautifully transformed, featuring a complete whole-house remodel in 2026. Step inside to discover a freshly painted interior accented by all-new interior doors, trim, modern flooring, and upgraded fixtures throughout. The stunning new gourmet kitchen boasts sleek cabinetry, premium countertops, and new stainless-steel appliances. The home features beautifully renovated bathrooms, including a full bath with a stunning new custom tile shower alongside a convenient half bath. The entire home is wrapped in brand-new energy-efficient windows and new exterior doors, complementing a brand-new furnace installed in 2025, central air conditioning, a new sump pump, an attached and heated 2-car garage, and a whole-house backup generator. Outside, the acreage offers a peaceful retreat with serene views and direct riparian frontage along the creek. A car enthusiast or hobbyist's absolute dream, the property also features a second, massive, towering detached 6-car outbuilding/garage. The main level provides unparalleled vehicle storage, while the spacious second story features a dedicated workshop and bonus room area—offering endless year-round potential. Located in the highly-rated Lancaster Central School District (Como Park Elementary K-3). Truly a unique, move-in-ready gem that must be seen to be appreciated!

4 Beds ⋅ 2 Baths ⋅ B1724148 MLS

Rare opportunity in Lancaster! Experience the perfect blend of modern luxury and ultimate privacy on this expansive 2.99-acre tree-lined parcel bordering Cayuga Creek. This turnkey property has been beautifully transformed, featuring a complete whole-house remodel in 2026. Step inside to discover a freshly painted interior accented by all-new interior doors, trim, modern flooring, and upgraded fixtures throughout. The stunning new gourmet kitchen boasts sleek cabinetry, premium countertops, and new stainless-steel appliances. The home features beautifully renovated bathrooms, including a full bath with a stunning new custom tile shower alongside a convenient half bath. The entire home is wrapped in brand-new energy-efficient windows and new exterior doors, complementing a brand-new furnace installed in 2025, central air conditioning, a new sump pump, an attached and heated 2-car garage, and a whole-house backup generator. Outside, the acreage offers a peaceful retreat with serene views and direct riparian frontage along the creek. A car enthusiast or hobbyist's absolute dream, the property also features a second, massive, towering detached 6-car outbuilding/garage. The main level provides unparalleled vehicle storage, while the spacious second story features a dedicated workshop and bonus room area—offering endless year-round potential. Located in the highly-rated Lancaster Central School District (Como Park Elementary K-3). Truly a unique, move-in-ready gem that must be seen to be appreciated!

325 Ransom Road, Lancaster

$299,900

Classic South Buffalo charm meets thoughtful updates in this spacious 1,468 sq. ft. home! Kohler side curtains provide privacy on the inviting open front porch! Welcome inside to beautiful natural woodwork, original divider columns with shelf detail, and leaded glass interior windows that showcase the home's character. Brand-new custom front and side entry doors add exceptional curb appeal and craftsmanship. The updated kitchen offers functionality and style, while the formal dining room is perfect for gatherings. A unique dual staircase leads to three second-floor bedrooms, including a distinctive middle bedroom featuring a vaulted ceiling, skylight, storage loft, and large walk-in closet. The updated full bath completes the upper level. Additional highlights include central air conditioning (2023), new drain tile and 2 sump pumps (2015) upgraded electric service, and a second full bath with walk-in shower in the basement, renovated in 2020. All appliances are included, including newer washer and dryer. Outside, enjoy a fully fenced yard with patio, a beautiful Japanese maple tree, and a concrete driveway with plenty of room to turn around in the rear. Garage door replaced in 2012. Conveniently located in the heart of South Buffalo, this well-maintained home combines timeless character with modern comfort.

3 Beds ⋅ 2 Baths ⋅ B1723989 MLS

Classic South Buffalo charm meets thoughtful updates in this spacious 1,468 sq. ft. home! Kohler side curtains provide privacy on the inviting open front porch! Welcome inside to beautiful natural woodwork, original divider columns with shelf detail, and leaded glass interior windows that showcase the home's character. Brand-new custom front and side entry doors add exceptional curb appeal and craftsmanship. The updated kitchen offers functionality and style, while the formal dining room is perfect for gatherings. A unique dual staircase leads to three second-floor bedrooms, including a distinctive middle bedroom featuring a vaulted ceiling, skylight, storage loft, and large walk-in closet. The updated full bath completes the upper level. Additional highlights include central air conditioning (2023), new drain tile and 2 sump pumps (2015) upgraded electric service, and a second full bath with walk-in shower in the basement, renovated in 2020. All appliances are included, including newer washer and dryer. Outside, enjoy a fully fenced yard with patio, a beautiful Japanese maple tree, and a concrete driveway with plenty of room to turn around in the rear. Garage door replaced in 2012. Conveniently located in the heart of South Buffalo, this well-maintained home combines timeless character with modern comfort.

689 Mckinley Parkway, Buffalo

$299,900

Welcome to this well-maintained, all-brick ranch tucked into a desirable neighborhood off Reserve Road in West Seneca! Offering 1,570 sq. ft. of living space, this 3-bedroom, 1.5-bath home features a functional floor plan with generous room sizes and plenty of natural light. The spacious living room opens to a formal dining room, while the eat-in kitchen with ample cabinetry connects to a comfortable family room featuring a striking floor-to-ceiling brick fireplace with gas insert. Sliding glass doors lead to a covered concrete patio overlooking the fully fenced backyard, providing a great space for outdoor dining and relaxation. Recent improvements include a new roof (2021), gas fireplace insert (2022), heating and central A/C systems (2024), toilets (2024), landscaping (2024), and garage door (2025). Additional highlights include an attached 2-car garage and backyard shed for extra storage. Lovingly cared for over the years, this home offers the opportunity to move right in and add your personal touches over time. Located in the West Seneca East School District, with shopping, dining, parks, and everyday conveniences just minutes away. Enjoy the ease of ranch-style living in an established neighborhood with a location that's hard to beat! All offers are due by Wednesday, October 28th by noon.

3 Beds ⋅ 2 Baths ⋅ B1723967 MLS

Welcome to this well-maintained, all-brick ranch tucked into a desirable neighborhood off Reserve Road in West Seneca! Offering 1,570 sq. ft. of living space, this 3-bedroom, 1.5-bath home features a functional floor plan with generous room sizes and plenty of natural light. The spacious living room opens to a formal dining room, while the eat-in kitchen with ample cabinetry connects to a comfortable family room featuring a striking floor-to-ceiling brick fireplace with gas insert. Sliding glass doors lead to a covered concrete patio overlooking the fully fenced backyard, providing a great space for outdoor dining and relaxation. Recent improvements include a new roof (2021), gas fireplace insert (2022), heating and central A/C systems (2024), toilets (2024), landscaping (2024), and garage door (2025). Additional highlights include an attached 2-car garage and backyard shed for extra storage. Lovingly cared for over the years, this home offers the opportunity to move right in and add your personal touches over time. Located in the West Seneca East School District, with shopping, dining, parks, and everyday conveniences just minutes away. Enjoy the ease of ranch-style living in an established neighborhood with a location that's hard to beat! All offers are due by Wednesday, October 28th by noon.

21 Davis Road, West Seneca

$774,900

WELCOME TO YOUR OWN COUNTRYSIDE RETREAT IN MARILLA, SITUATED ON 4.79 BEAUTIFUL ACRES IN THE IROQUOIS SCHOOL DISTRICT! This impressive farmhouse offers over 4,500 square feet of versatile living space, featuring 6 bedrooms, 3.5 bathrooms, a complete in-law setup, a rustic barn & breathtaking countryside views in every direction! A welcoming entryway leads into the foyer with a staircase to the main living quarters, featuring 4 bedrms & 2.5 bathrms. The expansive living room showcases soaring vaulted ceilings & a cozy fireplace, while the formal DR offers beautiful views of the surrounding property. The stunning, fully remodeled kitchen features quartz countertops, abundant cabinetry, a center island, included appliances & direct access to a balcony overlooking the picturesque grounds! The primary suite offers a private ensuite bath, walk-in closet & plenty of room for a king-size bed, while the 3 additional beds provide generous closet space. A home office, convenient laundry area & mechanical/storage space add to the home's functionality. The attached 2-car garage features a separate staircase leading to an expansive upper storage area! The 1st floor in-law quarters offer exceptional flexibility, with 2 generously sized bedrooms, a full bath, kitchen, LR with FP, one-step entry, private exterior access & ample parking! Ideal for multi-generational living, extended guests or potential rental opportunities! NEW ROOF(2025) & NEW PATIO(2026)! Outside, the charming barn is currently equipped with multiple animal stalls & pastures, creating an incredible opportunity for equestrian enthusiasts, hobby farmers or anyone seeking a peaceful country lifestyle! Imagine enjoying your morning coffee while watching your horses graze in your own backyard! Horses, chickens & goats are permitted, with plenty of open green space to enjoy. Horse boarding or rental income add even more versatility to this remarkable property! THE SALE INCLUDES 2 SEPARATE PARCELS WITH POTENTIAL TO BUILD ON THE ADJOINING LOT. Enjoy the scenic views, peaceful surroundings & endless possibilities this one-of-a-kind property has to offer! Sq footage as per plans. SHOWINGS BEGIN FRI 10/23 AT 10 AM!

6 Beds ⋅ 4 Baths ⋅ B1723954 MLS

WELCOME TO YOUR OWN COUNTRYSIDE RETREAT IN MARILLA, SITUATED ON 4.79 BEAUTIFUL ACRES IN THE IROQUOIS SCHOOL DISTRICT! This impressive farmhouse offers over 4,500 square feet of versatile living space, featuring 6 bedrooms, 3.5 bathrooms, a complete in-law setup, a rustic barn & breathtaking countryside views in every direction! A welcoming entryway leads into the foyer with a staircase to the main living quarters, featuring 4 bedrms & 2.5 bathrms. The expansive living room showcases soaring vaulted ceilings & a cozy fireplace, while the formal DR offers beautiful views of the surrounding property. The stunning, fully remodeled kitchen features quartz countertops, abundant cabinetry, a center island, included appliances & direct access to a balcony overlooking the picturesque grounds! The primary suite offers a private ensuite bath, walk-in closet & plenty of room for a king-size bed, while the 3 additional beds provide generous closet space. A home office, convenient laundry area & mechanical/storage space add to the home's functionality. The attached 2-car garage features a separate staircase leading to an expansive upper storage area! The 1st floor in-law quarters offer exceptional flexibility, with 2 generously sized bedrooms, a full bath, kitchen, LR with FP, one-step entry, private exterior access & ample parking! Ideal for multi-generational living, extended guests or potential rental opportunities! NEW ROOF(2025) & NEW PATIO(2026)! Outside, the charming barn is currently equipped with multiple animal stalls & pastures, creating an incredible opportunity for equestrian enthusiasts, hobby farmers or anyone seeking a peaceful country lifestyle! Imagine enjoying your morning coffee while watching your horses graze in your own backyard! Horses, chickens & goats are permitted, with plenty of open green space to enjoy. Horse boarding or rental income add even more versatility to this remarkable property! THE SALE INCLUDES 2 SEPARATE PARCELS WITH POTENTIAL TO BUILD ON THE ADJOINING LOT. Enjoy the scenic views, peaceful surroundings & endless possibilities this one-of-a-kind property has to offer! Sq footage as per plans. SHOWINGS BEGIN FRI 10/23 AT 10 AM!

12286 Williston Road, Marilla

$415,000

Beautiful 3 bedroom , 2 bath ranch with a 1st floor laundry, attached garage and fenced yard. Great curb appeal starts with a brick front elevation and expanded concrete driveway. Front entry brings you into a warm atmosphere with great room, hardwood floors, gas fireplace, and vaulted ceilings. Very inviting open floor plan connects space beautifully. Kitchen is highlighted with cherry cabinets, corner sink windows, recessed lighting, and sliding doors in the dinette for easy access to the new deck and fenced yard. Bedrooms are in the east wing and include a rear primary bedroom with backyard views, walk in closet and full bath with shower. Two additional bedrooms are front facing and include a circle top window for great light. Laundry room is conveniently located off the kitchen and near the basement entrance. Full, clean, basement. Interior recently painted, toilets replaced, primary bath shower 3+ yrs, roof approx 12 years (tear off). No interior steps. Wonderful location. Perfect home to entertain, relax, or lock up and be 'on the go'. Offers due Tuesday 10/27 @ noon

3 Beds ⋅ 2 Baths ⋅ B1723718 MLS

Beautiful 3 bedroom , 2 bath ranch with a 1st floor laundry, attached garage and fenced yard. Great curb appeal starts with a brick front elevation and expanded concrete driveway. Front entry brings you into a warm atmosphere with great room, hardwood floors, gas fireplace, and vaulted ceilings. Very inviting open floor plan connects space beautifully. Kitchen is highlighted with cherry cabinets, corner sink windows, recessed lighting, and sliding doors in the dinette for easy access to the new deck and fenced yard. Bedrooms are in the east wing and include a rear primary bedroom with backyard views, walk in closet and full bath with shower. Two additional bedrooms are front facing and include a circle top window for great light. Laundry room is conveniently located off the kitchen and near the basement entrance. Full, clean, basement. Interior recently painted, toilets replaced, primary bath shower 3+ yrs, roof approx 12 years (tear off). No interior steps. Wonderful location. Perfect home to entertain, relax, or lock up and be 'on the go'. Offers due Tuesday 10/27 @ noon

119 Michaels Walk, Lancaster

$385,000

Welcome to 5160 William Street in Lancaster, NY! Situated on a deep, private 1-acre lot, this inviting home offers over 2,000 sq. ft. of living space with 3 bedrooms, 1.5 bathrooms, and a wonderful combination of comfort, character, and functionality. Step inside to a spacious, light-filled living room that flows seamlessly into the formal dining room, perfect for entertaining and everyday gatherings. The fully equipped kitchen features ample cabinetry, counter space, and a casual dining area. Just off the kitchen, the warm and inviting family room is sure to become a favorite gathering spot, showcasing a fireplace, vaulted ceiling, and charming spiral staircase leading to a versatile loft space. A convenient first-floor laundry room and half bathroom complete the main level. Upstairs, retreat to the generously sized primary bedroom featuring double closets, a cozy sitting area, and direct access to the full bathroom. Two additional spacious bedrooms complete the second floor. The full basement offers abundant storage and endless possibilities for additional finished living space. Outside, enjoy the privacy and tranquility of the expansive backyard with plenty of room for outdoor entertaining, recreation, or simply relaxing. Additional highlights include a 2.5-car attached garage, newer roof (2018), and updated electrical (2024). Located in the desirable Lancaster school district. Showings begin Friday, October 23rd, or visit the open house Saturday, October 24th, from 1–3 PM. Offers due Thursday, October 29th, at 12 PM.

3 Beds ⋅ 2 Baths ⋅ B1723442 MLS

Welcome to 5160 William Street in Lancaster, NY! Situated on a deep, private 1-acre lot, this inviting home offers over 2,000 sq. ft. of living space with 3 bedrooms, 1.5 bathrooms, and a wonderful combination of comfort, character, and functionality. Step inside to a spacious, light-filled living room that flows seamlessly into the formal dining room, perfect for entertaining and everyday gatherings. The fully equipped kitchen features ample cabinetry, counter space, and a casual dining area. Just off the kitchen, the warm and inviting family room is sure to become a favorite gathering spot, showcasing a fireplace, vaulted ceiling, and charming spiral staircase leading to a versatile loft space. A convenient first-floor laundry room and half bathroom complete the main level. Upstairs, retreat to the generously sized primary bedroom featuring double closets, a cozy sitting area, and direct access to the full bathroom. Two additional spacious bedrooms complete the second floor. The full basement offers abundant storage and endless possibilities for additional finished living space. Outside, enjoy the privacy and tranquility of the expansive backyard with plenty of room for outdoor entertaining, recreation, or simply relaxing. Additional highlights include a 2.5-car attached garage, newer roof (2018), and updated electrical (2024). Located in the desirable Lancaster school district. Showings begin Friday, October 23rd, or visit the open house Saturday, October 24th, from 1–3 PM. Offers due Thursday, October 29th, at 12 PM.

5160 William Street, Lancaster

$524,900

Your own private retreat awaits! Nestled on 1.1 beautifully landscaped acres with the perfect blend of sunshine and shade, this spacious Colonial offers the ideal combination of comfort, charm and outdoor enjoyment. Imagine summer afternoons relaxing by your sparkling inground saltwater pool, evenings entertaining on the patio and peaceful mornings enjoying the views from your inviting full front porch! Built in 2003 (using 2”x 6” construction), this beautifully maintained home features an inviting floor plan with hardwood flooring throughout the living room and kitchen. The formal dining room and versatile bonus room, currently used as a den, provide additional space for everyday living and entertaining. The updated kitchen features granite countertops and a comfortable eating area. Upstairs, you'll find three generously sized bedrooms and a total of 2.5 baths throughout the home. The attached two-car heated garage offers the added convenience of hot and cold water service, while a secondary electrical panel is wired to accommodate a future generator. The home is serviced by public water. Step outside to your backyard oasis, featuring beautiful landscaping, a concrete patio and an inviting inground fiberglass saltwater pool that has been professionally opened and closed annually. The back deck features a fabric awning that has been professionally installed and removed seasonally. Additional outdoor amenities include a storage shed and pet-friendly invisible fencing. Outdoor enthusiasts will appreciate nearby snowmobile trails for winter recreation. Thoughtful improvements include a new roof (2019), central air conditioning (2020), hot water tank (2025) and professionally sealed blacktop driveway (2026). A sump pump with water backup provides additional peace of mind. With its generous living spaces, beautifully maintained grounds and exceptional outdoor amenities, this property offers the perfect balance of everyday comfort and year-round enjoyment!

3 Beds ⋅ 3 Baths ⋅ B1723098 MLS

Your own private retreat awaits! Nestled on 1.1 beautifully landscaped acres with the perfect blend of sunshine and shade, this spacious Colonial offers the ideal combination of comfort, charm and outdoor enjoyment. Imagine summer afternoons relaxing by your sparkling inground saltwater pool, evenings entertaining on the patio and peaceful mornings enjoying the views from your inviting full front porch! Built in 2003 (using 2”x 6” construction), this beautifully maintained home features an inviting floor plan with hardwood flooring throughout the living room and kitchen. The formal dining room and versatile bonus room, currently used as a den, provide additional space for everyday living and entertaining. The updated kitchen features granite countertops and a comfortable eating area. Upstairs, you'll find three generously sized bedrooms and a total of 2.5 baths throughout the home. The attached two-car heated garage offers the added convenience of hot and cold water service, while a secondary electrical panel is wired to accommodate a future generator. The home is serviced by public water. Step outside to your backyard oasis, featuring beautiful landscaping, a concrete patio and an inviting inground fiberglass saltwater pool that has been professionally opened and closed annually. The back deck features a fabric awning that has been professionally installed and removed seasonally. Additional outdoor amenities include a storage shed and pet-friendly invisible fencing. Outdoor enthusiasts will appreciate nearby snowmobile trails for winter recreation. Thoughtful improvements include a new roof (2019), central air conditioning (2020), hot water tank (2025) and professionally sealed blacktop driveway (2026). A sump pump with water backup provides additional peace of mind. With its generous living spaces, beautifully maintained grounds and exceptional outdoor amenities, this property offers the perfect balance of everyday comfort and year-round enjoyment!

11995 Clinton Street, Marilla

$179,900

Live in one unit while generating rental income from the other, or add this property to your investment portfolio. Features include off-street parking and a one-car garage. Conveniently located in the Seneca Street revitalization area, close to an exciting mix of shops, dining, and entertainment. The upper unit is occupied by a long-term tenant who would like to stay, offering an opportunity for continued rental income. The upper unit also features an additional bonus room with potential for flexible use. Electrical service was updated in 2019, tear off roof 2018 and some windows have been replaced over the years. A great opportunity for both investors and owner-occupants!

3 Beds ⋅ 2 Baths ⋅ B1722437 MLS

Live in one unit while generating rental income from the other, or add this property to your investment portfolio. Features include off-street parking and a one-car garage. Conveniently located in the Seneca Street revitalization area, close to an exciting mix of shops, dining, and entertainment. The upper unit is occupied by a long-term tenant who would like to stay, offering an opportunity for continued rental income. The upper unit also features an additional bonus room with potential for flexible use. Electrical service was updated in 2019, tear off roof 2018 and some windows have been replaced over the years. A great opportunity for both investors and owner-occupants!

81 Weyand Avenue, Buffalo

$149,900

Seller willing to consider offers between $149,900 and $249,900. Updated 4 Bedroom in South Buffalo! Welcome to 24 Juniata Place, where the heavy lifting is already done. Brand new flooring runs throughout the entire home, the kitchen wears all new cabinets, and the first floor bathroom has been completely redone. Bring your furniture and start living! 1,680 square feet. Four bedrooms, two full baths, nine rooms total. A first floor bedroom and full bath make single level living a real option, with three more bedrooms and a second full bath upstairs. The room to grow does not stop there. Full basement with rec room space below. Partially finished attic with stair access above. Bonus square footage waiting on your ideas! Cook in a kitchen with a pantry and gas range. Forced air gas heat, gas hot water, public water and sewer. Blacktop driveway for easy off-street parking. Out back, the fully fenced yard is private and ready for the garden, patio, or fire pit you have been picturing. All of it on a quiet dead-end street, minutes from Cazenovia Park, the shops and restaurants of Clinton Street, and the highways that get you anywhere in WNY. Homes like this do not sit long in South Buffalo!

4 Beds ⋅ 2 Baths ⋅ B1723353 MLS

Seller willing to consider offers between $149,900 and $249,900. Updated 4 Bedroom in South Buffalo! Welcome to 24 Juniata Place, where the heavy lifting is already done. Brand new flooring runs throughout the entire home, the kitchen wears all new cabinets, and the first floor bathroom has been completely redone. Bring your furniture and start living! 1,680 square feet. Four bedrooms, two full baths, nine rooms total. A first floor bedroom and full bath make single level living a real option, with three more bedrooms and a second full bath upstairs. The room to grow does not stop there. Full basement with rec room space below. Partially finished attic with stair access above. Bonus square footage waiting on your ideas! Cook in a kitchen with a pantry and gas range. Forced air gas heat, gas hot water, public water and sewer. Blacktop driveway for easy off-street parking. Out back, the fully fenced yard is private and ready for the garden, patio, or fire pit you have been picturing. All of it on a quiet dead-end street, minutes from Cazenovia Park, the shops and restaurants of Clinton Street, and the highways that get you anywhere in WNY. Homes like this do not sit long in South Buffalo!

24 Juniata Place, Buffalo

$115,000

Welcome to 26 Edson!! Great Investment opportunity! This spacious two-family property has 3 bedrooms and 1 full bathroom in both the lower and upper unit. This property presents an excellent opportunity for investors looking to expand their portfolio or owner-occupants seeking potential rental income. This property is conveniently located in South Buffalo, with access to local amenities, shopping, dining, and major roadways, bring your vision and explore the possibilities this property has to offer.

6 Beds ⋅ 2 Baths ⋅ B1723513 MLS

Welcome to 26 Edson!! Great Investment opportunity! This spacious two-family property has 3 bedrooms and 1 full bathroom in both the lower and upper unit. This property presents an excellent opportunity for investors looking to expand their portfolio or owner-occupants seeking potential rental income. This property is conveniently located in South Buffalo, with access to local amenities, shopping, dining, and major roadways, bring your vision and explore the possibilities this property has to offer.

26 Edson Street, Buffalo

$189,900

Well-kept up/down two-family in South Buffalo with two matching 3-bedroom, 1-bath units, a detached garage and a fenced backyard. Hardwood floors run through both units, with laminate in the kitchens. The upper unit features a kitchen with granite countertops, a new sink and wood cabinets, plus a bath with a classic clawfoot tub. The lower unit has an updated kitchen, a tub/shower bath, and in-unit washer and dryer. Both units include gas fireplaces (currently disconnected). Per seller, the roof is about 10 years old, the electrical and heating were updated in 2009, one water heater was replaced in 2024, the porch was reinforced in 2025, and lead certification was completed in 2025. The garage has a newer overhead door and side door. A strong option for an owner-occupant who wants rental income from the second unit, or for an investor adding a clean two-family to their portfolio. Currently tenant-occupied; showings require advance notice. DELAYED SHOWINGS AND NEGOTIATIONS SHOWINGS START 10-17-2026 11AM ALL OFFERS TO BE SUBMITTED BY 10-23-2026 11AM. PLEASE ALLOW 24-48 HRS

6 Beds ⋅ 2 Baths ⋅ R1722974 MLS

Well-kept up/down two-family in South Buffalo with two matching 3-bedroom, 1-bath units, a detached garage and a fenced backyard. Hardwood floors run through both units, with laminate in the kitchens. The upper unit features a kitchen with granite countertops, a new sink and wood cabinets, plus a bath with a classic clawfoot tub. The lower unit has an updated kitchen, a tub/shower bath, and in-unit washer and dryer. Both units include gas fireplaces (currently disconnected). Per seller, the roof is about 10 years old, the electrical and heating were updated in 2009, one water heater was replaced in 2024, the porch was reinforced in 2025, and lead certification was completed in 2025. The garage has a newer overhead door and side door. A strong option for an owner-occupant who wants rental income from the second unit, or for an investor adding a clean two-family to their portfolio. Currently tenant-occupied; showings require advance notice. DELAYED SHOWINGS AND NEGOTIATIONS SHOWINGS START 10-17-2026 11AM ALL OFFERS TO BE SUBMITTED BY 10-23-2026 11AM. PLEASE ALLOW 24-48 HRS

96 Armin Place, Buffalo

$224,900

Excellent investment opportunity in the heart of South Buffalo! This well-maintained 6 bedroom, 2 bathroom duplex offers two income-producing units with established month-to-month tenants currently paying $1,275 and $975 per month. The property features off-street parking, a garage, and convenient basement laundry. An ideal addition to any rental portfolio, this property provides immediate cash flow along with future potential to increase income. Conveniently located near shopping, restaurants, public transportation, parks, and other neighborhood amenities. Whether you’re an experienced investor or looking to begin building your real estate portfolio, this South Buffalo duplex is an opportunity worth considering! Please allow 24 hour notice for showings and offers are reviewed as they come in.

6 Beds ⋅ 2 Baths ⋅ B1723459 MLS

Excellent investment opportunity in the heart of South Buffalo! This well-maintained 6 bedroom, 2 bathroom duplex offers two income-producing units with established month-to-month tenants currently paying $1,275 and $975 per month. The property features off-street parking, a garage, and convenient basement laundry. An ideal addition to any rental portfolio, this property provides immediate cash flow along with future potential to increase income. Conveniently located near shopping, restaurants, public transportation, parks, and other neighborhood amenities. Whether you’re an experienced investor or looking to begin building your real estate portfolio, this South Buffalo duplex is an opportunity worth considering! Please allow 24 hour notice for showings and offers are reviewed as they come in.

120 Armin Place, Buffalo

$309,900

Welcome home to 1436 Losson Road! This well-kept brick-front ranch has 3 bedrooms and 1.5 baths, all on one floor, on a deep lot with a wooded backdrop. Shopping, dining and everyday errands are just minutes away. Step inside to a bright living room with a soaring vaulted ceiling, newer carpet (2023) and a sliding door out to the deck. The eat-in kitchen has plenty of cabinetry, including a full-height pantry cabinet, a gas range and a pass-through to the living room, so the cook stays part of the conversation. There’s room for a full dining table with a ceiling fan overhead. The primary bedroom also has a vaulted ceiling and a ceiling fan. The other two bedrooms are good sizes and work well as guest rooms or a home office. The full bath has a walk-in shower, and a convenient half bath is off the hall. The full basement gives you plenty of storage and room to grow. Out back, the deck steps down to a paver patio (2017) with a built-in fire pit. It’s the perfect spot for summer cookouts and fall bonfires, looking out over a big, fenced backyard lined with mature trees. Out front you’ll find a landscaped yard, a covered front porch with newer railing (2020), a long driveway and an attached two-car garage. Move-in ready and lovingly maintained. Showings begin Wednesday 10/21

3 Beds ⋅ 2 Baths ⋅ B1722814 MLS

Welcome home to 1436 Losson Road! This well-kept brick-front ranch has 3 bedrooms and 1.5 baths, all on one floor, on a deep lot with a wooded backdrop. Shopping, dining and everyday errands are just minutes away. Step inside to a bright living room with a soaring vaulted ceiling, newer carpet (2023) and a sliding door out to the deck. The eat-in kitchen has plenty of cabinetry, including a full-height pantry cabinet, a gas range and a pass-through to the living room, so the cook stays part of the conversation. There’s room for a full dining table with a ceiling fan overhead. The primary bedroom also has a vaulted ceiling and a ceiling fan. The other two bedrooms are good sizes and work well as guest rooms or a home office. The full bath has a walk-in shower, and a convenient half bath is off the hall. The full basement gives you plenty of storage and room to grow. Out back, the deck steps down to a paver patio (2017) with a built-in fire pit. It’s the perfect spot for summer cookouts and fall bonfires, looking out over a big, fenced backyard lined with mature trees. Out front you’ll find a landscaped yard, a covered front porch with newer railing (2020), a long driveway and an attached two-car garage. Move-in ready and lovingly maintained. Showings begin Wednesday 10/21

1436 Losson Road, Cheektowaga

$209,900

Completely Refreshed in Lackawanna — Just Move In Don't let the square footage fool you — this 3 bedroom, 1 bath home on Highview Circle has been methodically updated from top to bottom, and it shows. Since 2020, the owners have invested in all the right places: a new roof(2020), refinished hardwood floors(2020), a full kitchen remodel complete with new cabinets, flooring, backsplash, and appliances(2022), a new hot water tank(2024), and a brand new furnace installed just this year. Central air was added in 2021, rounding out a home where virtually every major system and finish has been touched. Outside, the fully fenced yard offers privacy and space to spread out, complemented by a detached garage and a shed — storage and parking covered. At 966 sq ft, this home lives efficiently and has been cared for with clear pride of ownership. For a first-time buyer or anyone looking to stop renting without inheriting a to-do list, this is it.

3 Beds ⋅ 1 Baths ⋅ B1722571 MLS

Completely Refreshed in Lackawanna — Just Move In Don't let the square footage fool you — this 3 bedroom, 1 bath home on Highview Circle has been methodically updated from top to bottom, and it shows. Since 2020, the owners have invested in all the right places: a new roof(2020), refinished hardwood floors(2020), a full kitchen remodel complete with new cabinets, flooring, backsplash, and appliances(2022), a new hot water tank(2024), and a brand new furnace installed just this year. Central air was added in 2021, rounding out a home where virtually every major system and finish has been touched. Outside, the fully fenced yard offers privacy and space to spread out, complemented by a detached garage and a shed — storage and parking covered. At 966 sq ft, this home lives efficiently and has been cared for with clear pride of ownership. For a first-time buyer or anyone looking to stop renting without inheriting a to-do list, this is it.

185 Highview Circle, Lackawanna

$264,900

Fully renovated duplex at 361 Marilla St in South Buffalo, redone top to bottom in 2025–2026 by licensed contractors with permits, and projected to cash flow at fair market rents using standard investment assumptions. Both units have new in-unit laundry. The lower unit offers 2 bedrooms, 1 bath, a formal dining room, a large living room, a new kitchen with new cabinets, counters and sink, and an updated bath with a glass-door shower. The upper unit has 3 bedrooms, 1 bath, an open layout with plenty of natural light, a new kitchen and bath, and all-new electric, plumbing and insulation. Systems include new plumbing throughout, new second-floor wiring, new breakers, separate new water and electric meters, two new hot water tanks, 17 new windows and new insulation, plus 7mm commercial-grade vinyl plank flooring, new drywall and fresh paint throughout. Outside you’ll find a detached two-car garage, a large front deck and an easy-to-manage yard. Live in one unit and rent the other, or lease both from day one. The work is already done. Also listed for FOR RENT via MLS #B1723052 (lower) & #B1723059 (upper)

5 Beds ⋅ 2 Baths ⋅ B1723048 MLS

Fully renovated duplex at 361 Marilla St in South Buffalo, redone top to bottom in 2025–2026 by licensed contractors with permits, and projected to cash flow at fair market rents using standard investment assumptions. Both units have new in-unit laundry. The lower unit offers 2 bedrooms, 1 bath, a formal dining room, a large living room, a new kitchen with new cabinets, counters and sink, and an updated bath with a glass-door shower. The upper unit has 3 bedrooms, 1 bath, an open layout with plenty of natural light, a new kitchen and bath, and all-new electric, plumbing and insulation. Systems include new plumbing throughout, new second-floor wiring, new breakers, separate new water and electric meters, two new hot water tanks, 17 new windows and new insulation, plus 7mm commercial-grade vinyl plank flooring, new drywall and fresh paint throughout. Outside you’ll find a detached two-car garage, a large front deck and an easy-to-manage yard. Live in one unit and rent the other, or lease both from day one. The work is already done. Also listed for FOR RENT via MLS #B1723052 (lower) & #B1723059 (upper)

361 Marilla Street, Buffalo

$74,900

Ready to get into the Buffalo market without overpaying? 38 Lewis Street is an honest fixer-upper with real upside, and it's vacant, so you can move in, renovate, or rent it out on your own timeline. The main floor offers two bedrooms, a formal dining area for family dinners or game nights, a spacious kitchen you can make your own, and the everyday convenience of first-floor laundry. Out back, a cozy yard and a blacktop driveway with off-street parking offer something harder to find in the city than you'd think. Low-maintenance vinyl siding handles the exterior, so you can put your time and budget where they matter most: inside. And then there's the upstairs. The unfinished upper level is a blank canvas waiting to become a third bedroom, home office, or bonus living space, adding square footage and value once it's finished. If you can see past the cosmetics and know what a little sweat equity can do, this is the one. Whether you're a first-time buyer, a flipper, or an investor building a rental portfolio, 38 Lewis Street is a project worth taking seriously.

3 Beds ⋅ 1 Baths ⋅ R1722882 MLS

Ready to get into the Buffalo market without overpaying? 38 Lewis Street is an honest fixer-upper with real upside, and it's vacant, so you can move in, renovate, or rent it out on your own timeline. The main floor offers two bedrooms, a formal dining area for family dinners or game nights, a spacious kitchen you can make your own, and the everyday convenience of first-floor laundry. Out back, a cozy yard and a blacktop driveway with off-street parking offer something harder to find in the city than you'd think. Low-maintenance vinyl siding handles the exterior, so you can put your time and budget where they matter most: inside. And then there's the upstairs. The unfinished upper level is a blank canvas waiting to become a third bedroom, home office, or bonus living space, adding square footage and value once it's finished. If you can see past the cosmetics and know what a little sweat equity can do, this is the one. Whether you're a first-time buyer, a flipper, or an investor building a rental portfolio, 38 Lewis Street is a project worth taking seriously.

38 Lewis Street, Buffalo

$75,000

A secluded single family home that has 3 bedrooms, 1 bathroom, circuit breakers, and an open front porch. This property will be available to bid via an auction site.

3 Beds ⋅ 1 Baths ⋅ B1722986 MLS

A secluded single family home that has 3 bedrooms, 1 bathroom, circuit breakers, and an open front porch. This property will be available to bid via an auction site.

940 S Park Avenue, Buffalo

$200,000

Fantastic Brick front and vinyl Ranch. Great hardwoods, large kitchen leads to fully enclosed 2 season room. Large back yard. Fully fenced. Showings start 10/17/2026. Seller reserves the right to call a due date for offers. OPEN HOUSES if any will be hosted Saturday 10-24-26 and Sunday 10-25-26 from 1-3 pm. Free Home Warranty offered to buyer from seller, just for peace of mind.

3 Beds ⋅ 1 Baths ⋅ B1722947 MLS

Fantastic Brick front and vinyl Ranch. Great hardwoods, large kitchen leads to fully enclosed 2 season room. Large back yard. Fully fenced. Showings start 10/17/2026. Seller reserves the right to call a due date for offers. OPEN HOUSES if any will be hosted Saturday 10-24-26 and Sunday 10-25-26 from 1-3 pm. Free Home Warranty offered to buyer from seller, just for peace of mind.

6 Mayberry Drive W, Cheektowaga

$499,000

Exceptional commercial offering situated on a corner lot and a busy main throughfare in South Buffalo. 1166 Abbott Rd is a four-unit mixed-use building with excellent street presence and perfect amenities for tenant convenience. This building features three apartments and one office space, has parking for up to 6 cars, and has been well updated and maintained. First floor front unit is a quaint office space equipped with waiting room, 2 office spaces and a half bathroom. This unit has been recently updated to include new flooring and paint. First floor rear unit is a sprawling 3 bedroom apartment. Unit opens to large updated kitchen that flows into spacious living area complete with hardwood flooring and plenty of windows; including a feature leaded glass window. Three spacious bedrooms and updated bathroom with ceramic tile round out this very well equipped apartment. Second floor front unit is a quaint 1 bedroom apartment, with living/dining area kitchen and full bathroom. Second floor rear unit is another very large 3 bedroom apartment with the same footprint as the one below. This is also well equipped with hardwood flooring, updated kitchen and bathroom, and plenty of square footage. Each unit is separately metered, with their own high efficiency furnace and hot water tank. Full basement has washer and dryer hookups for each tenant and plenty of space for storage. All replacement windows and metal roof round out the maintenance-free exterior. Recent updates include: new electrical boxes (2024) and new furnace (2024). Also listed as Multiple Unit, MLS# B1725072.

B1722672 MLS

Exceptional commercial offering situated on a corner lot and a busy main throughfare in South Buffalo. 1166 Abbott Rd is a four-unit mixed-use building with excellent street presence and perfect amenities for tenant convenience. This building features three apartments and one office space, has parking for up to 6 cars, and has been well updated and maintained. First floor front unit is a quaint office space equipped with waiting room, 2 office spaces and a half bathroom. This unit has been recently updated to include new flooring and paint. First floor rear unit is a sprawling 3 bedroom apartment. Unit opens to large updated kitchen that flows into spacious living area complete with hardwood flooring and plenty of windows; including a feature leaded glass window. Three spacious bedrooms and updated bathroom with ceramic tile round out this very well equipped apartment. Second floor front unit is a quaint 1 bedroom apartment, with living/dining area kitchen and full bathroom. Second floor rear unit is another very large 3 bedroom apartment with the same footprint as the one below. This is also well equipped with hardwood flooring, updated kitchen and bathroom, and plenty of square footage. Each unit is separately metered, with their own high efficiency furnace and hot water tank. Full basement has washer and dryer hookups for each tenant and plenty of space for storage. All replacement windows and metal roof round out the maintenance-free exterior. Recent updates include: new electrical boxes (2024) and new furnace (2024). Also listed as Multiple Unit, MLS# B1725072.

1166 Abbott Road, Buffalo

$199,900

Need more room for the way you actually live? 102 Dorrance offers space inside, flexibility on the first floor, and the kind of outdoor space that can be hard to find. A first-floor bedroom, full bathroom and laundry make everyday living more convenient, while 3 additional bedrooms and a second full bath upstairs give everyone room to spread out. The living, dining and kitchen spaces offer plenty of room for daily life, guests and gatherings. Outside, the property really stands apart. A spacious yard, expansive off-street parking and a detached 2.5-car garage mean more room for vehicles, storage, hobbies and everything that tends to come with a busy household. If you’ve outgrown a home that feels cramped inside or crowded outside, this property gives you room to breathe without giving up convenience.

4 Beds ⋅ 2 Baths ⋅ B1722772 MLS

Need more room for the way you actually live? 102 Dorrance offers space inside, flexibility on the first floor, and the kind of outdoor space that can be hard to find. A first-floor bedroom, full bathroom and laundry make everyday living more convenient, while 3 additional bedrooms and a second full bath upstairs give everyone room to spread out. The living, dining and kitchen spaces offer plenty of room for daily life, guests and gatherings. Outside, the property really stands apart. A spacious yard, expansive off-street parking and a detached 2.5-car garage mean more room for vehicles, storage, hobbies and everything that tends to come with a busy household. If you’ve outgrown a home that feels cramped inside or crowded outside, this property gives you room to breathe without giving up convenience.

102 Dorrance Avenue, Buffalo

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