Updated Buffalo ranch offering 946 sq ft of above-grade living area, plus additional finished basement space. The main floor features a bright living room, updated kitchen with custom countertops, stainless steel appliances, tile backsplash, breakfast bar, and custom kitchen cabinetry/shelving that adds both character and storage. The former third bedroom was converted into a formal dining area with rear yard access, creating a more open and functional layout. Two bedrooms and a full bath complete the main level.
The finished basement provides excellent bonus space with a large recreation room, additional finished room, bar area, full bathroom with shower, and utility area. Exterior features include a fully fenced yard, private driveway, detached garage, and backyard space with an outdoor spa. Refrigerator, stove/range, microwave, dishwasher, basement refrigerator, pool table, hot tub, and bar are included. Dryer excluded; washer negotiable. Public records reflect 946 sq ft.
Join us for an open house this Saturday (7/11/26) from 12:00 PM–2:00 PM. Come take a look, ask questions, and see everything this home has to offer.
Active
$224,900
2 Ladner Ave, Buffalo, NY 14220
2beds
946sqft
Single Family Residence
Built in 1991
4,390 Square Feet Lot
$197,700 Zestimate®
$238/sqft
$-- HOA
What's special
Finished basementLarge recreation roomDetached garageFully fenced yardUtility areaPrivate drivewayStainless steel appliances
- 3 days |
- 378 |
- 16 |
Zillow last checked:
Listing updated:
Listed by:
Buffalo Boardwalk Real Estate LLC 716-361-9422,
Jacob Cashion 716-361-9422
Source: NYSAMLSs,MLS#: B1695920
Originating MLS: Buffalo
Originating MLS: BuffaloLoading...
Facts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 2
- Bathrooms: 2
- Full bathrooms: 2
- Main level bathrooms: 1
- Main level bedrooms: 2
Bedroom 1
- Level: First
- Dimensions: 10.30 x 11.80
Bedroom 2
- Level: First
- Dimensions: 10.30 x 8.40
Dining room
- Level: First
- Dimensions: 9.80 x 10.40
Living room
- Level: First
- Dimensions: 18.60 x 16.90
Other
- Level: Basement
- Dimensions: 20.30 x 19.11
Other
- Level: Basement
- Dimensions: 10.30 x 12.30
Other
- Level: Basement
- Dimensions: 9.80 x 12.30
Other
- Level: Basement
- Dimensions: 12.20 x 7.11
Heating
- Gas, Forced Air
Cooling
- Central Air
Appliances
- Included: Dishwasher, Gas Oven, Gas Range, Gas Water Heater, Microwave, Refrigerator, See Remarks
- Laundry: In Basement
Features
- Breakfast Bar, Ceiling Fan(s), Separate/Formal Dining Room, Eat-in Kitchen, Separate/Formal Living Room, Hot Tub/Spa, Pull Down Attic Stairs, Storage, Bedroom on Main Level, Programmable Thermostat
- Flooring: Carpet, Laminate, Tile, Varies
- Basement: Full,Finished,Sump Pump
- Attic: Pull Down Stairs
- Has fireplace: No
Interior area
- Total structure area: 946
- Total interior livable area: 946 sqft
Property
Parking
- Total spaces: 1
- Parking features: Detached, Electricity, Garage, Garage Door Opener
- Garage spaces: 1
Features
- Levels: One
- Stories: 1
- Patio & porch: Deck
- Exterior features: Concrete Driveway, Deck, Fully Fenced, Hot Tub/Spa
- Has spa: Yes
- Spa features: Hot Tub
- Fencing: Full
Lot
- Size: 4,390 Square Feet
- Dimensions: 37 x 117
- Features: Corner Lot, Rectangular, Rectangular Lot
Details
- Additional structures: Shed(s), Storage
- Parcel number: 1402001335400004001140
- Special conditions: Standard
Construction
Type & style
- Home type: SingleFamily
- Architectural style: Ranch
- Property subtype: Single Family Residence
Materials
- Attic/Crawl Hatchway(s) Insulated, Vinyl Siding, Copper Plumbing, PEX Plumbing
- Foundation: Poured
- Roof: Asphalt,Shingle
Condition
- Resale
- Year built: 1991
Utilities & green energy
- Electric: Circuit Breakers
- Sewer: Connected
- Water: Connected, Public
- Utilities for property: Electricity Connected, High Speed Internet Available, Sewer Connected, Water Connected
Community & HOA
Community
- Subdivision: Buffalo Crk Reservation
Location
- Region: Buffalo
Financial & listing details
- Price per square foot: $238/sqft
- Tax assessed value: $197,000
- Annual tax amount: $1,402
- Date on market: 7/6/2026
- Listing terms: Cash,Conventional,FHA,VA Loan
Estimated market value
$197,700
$164,000 - $225,000
$1,755/mo
Price history
| Date | Event | Price |
|---|---|---|
| 7/6/2026 | Listed for sale | $224,900+683.6%$238/sqft |
Source:  NYSAMLSs #B1695920 Report a problem | ||
| 6/19/2000 | Sold | $28,700-41%$30/sqft |
Source: Public Record Report a problem | ||
| 4/30/1999 | Sold | $48,625$51/sqft |
Source: Public Record Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | -- | $197,000 +126.4% |
| 2024 | -- | $87,000 |
| 2023 | -- | $87,000 |
| 2022 | -- | $87,000 |
| 2021 | -- | $87,000 |
| 2020 | -- | $87,000 +47.5% |
| 2019 | -- | $59,000 |
| 2018 | -- | $59,000 |
| 2017 | $1,187 +238.3% | $59,000 |
| 2016 | $351 | $59,000 |
| 2015 | -- | $59,000 |
| 2014 | -- | $59,000 |
| 2013 | -- | $59,000 |
| 2012 | -- | $59,000 |
| 2011 | -- | $59,000 |
| 2010 | -- | $59,000 |
| 2009 | -- | $59,000 +7.9% |
| 2008 | -- | $54,700 |
| 2007 | -- | $54,700 |
| 2006 | -- | $54,700 |
| 2005 | -- | $54,700 |
| 2004 | -- | $54,700 |
| 2003 | -- | $54,700 -0.5% |
| 2002 | -- | $55,000 |
| 2001 | -- | $55,000 +3.8% |
| 2000 | -- | $53,000 |
Find assessor info on the county website
Monthly payment
Estimated monthly payment$1,822
All calculations are estimates and provided by Zillow, Inc. for informational purposes only. Actual amounts may vary.
HOA fees may include property taxes on listings classified as Co-Ops. Contact the listing agent and/or owner for fee details.
Mortgage interest rates are dependent on a number of factors, including credit score, down payment, and repayment length. Interest rate data provided by Zillow Group Marketplace, Inc. as of 1/1/1970 from various mortgage lenders with which we have lead or other similar arrangements; the Estimated Payment is an average of those rates.
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Climate risks
Neighborhood: South Park
Nearby schools
GreatSchools rating
- 5/10Lorraine Elementary SchoolGrades: PK-8Distance: 1 mi
- 3/10South Park High SchoolGrades: 9-12Distance: 0.9 mi
- 4/10Discovery SchoolGrades: PK-8Distance: 1.2 mi
Schools provided by the listing agent
- District: Buffalo
Source: NYSAMLSs. This data may not be complete. We recommend contacting the local school district to confirm school assignments for this home.
A local agent can set up tours, give advice and negotiate with sellers.
- New York
- Erie County
- Buffalo
- 14220
- South Park
- 2 Ladner Ave
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