BACK ON THE MARKET. Opportunity is knocking in sought-after Williamsville! This two-bedroom (could be three) home offers a solid foundation and flexible layout for those ready to bring their vision to life.
Inside, you’ll find a spacious family room with a gas fireplace, a separate living room, and a bonus room that can easily adapt to your needs—home office, hobby space, or future expansion. The galley kitchen provides a practical footprint, ready for your personal updates and design ideas.
Key mechanical improvements have already been started, including a furnace that is just one year old and updated electrical service within the past four years. The basement features glass block windows, adding durability and security.
Set on a very large lot, the outdoor space offers endless potential for expansion, recreation, or landscaping. A shed provides additional storage for tools and equipment.
Whether you’re an investor, flipper, or buyer looking to build equity, this property presents a strong opportunity in a desirable location close to shopping, dining, and conveniences. Bring your ideas and make it your own!
Seller reserves the right to set a deadline for offers.
Active
Price cut: $100 (5/5)
$179,800
535 Ayer Rd, Williamsville, NY 14221
2beds
1,207sqft
Single Family Residence
Built in 1947
0.38 Acres Lot
$-- Zestimate®
$149/sqft
$-- HOA
What's special
Very large lotGalley kitchen
- 60 days |
- 274 |
- 16 |
Zillow last checked:
Listing updated:
Listed by:
WNY Metro Roberts Realty 716-668-2500,
Sherry A Thomas 716-668-2500
Source: NYSAMLSs,MLS#: B1674142
Originating MLS: Buffalo
Originating MLS: BuffaloLoading...
Facts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 2
- Bathrooms: 1
- Full bathrooms: 1
- Main level bathrooms: 1
- Main level bedrooms: 1
Bedroom 1
- Level: First
- Dimensions: 9.00 x 10.00
Bedroom 2
- Level: Second
- Dimensions: 10.00 x 11.00
Family room
- Level: First
- Dimensions: 11.00 x 22.00
Kitchen
- Level: First
- Dimensions: 8.00 x 8.00
Living room
- Level: First
- Dimensions: 9.00 x 13.00
Loft
- Level: Second
- Dimensions: 10.00 x 13.00
Other
- Level: First
- Dimensions: 8.00 x 10.00
Heating
- Gas, Forced Air
Cooling
- Central Air
Appliances
- Included: Dryer, Dishwasher, Gas Oven, Gas Range, Gas Water Heater, Microwave, Refrigerator, Washer
- Laundry: In Basement
Features
- Ceiling Fan(s), Cathedral Ceiling(s), Separate/Formal Living Room, Galley Kitchen, Skylights, Bedroom on Main Level
- Flooring: Hardwood, Varies, Vinyl
- Windows: Skylight(s)
- Basement: Full
- Number of fireplaces: 2
Interior area
- Total structure area: 1,207
- Total interior livable area: 1,207 sqft
Property
Parking
- Parking features: No Garage
Features
- Patio & porch: Covered, Deck, Patio, Porch
- Exterior features: Blacktop Driveway, Deck, Patio
Lot
- Size: 0.38 Acres
- Dimensions: 65 x 254
- Features: Near Public Transit, Rectangular, Rectangular Lot
Details
- Additional structures: Shed(s), Storage
- Parcel number: 1422890561900001012000
- Special conditions: Standard
Construction
Type & style
- Home type: SingleFamily
- Architectural style: Cape Cod
- Property subtype: Single Family Residence
Materials
- Vinyl Siding
- Foundation: Poured
- Roof: Asphalt
Condition
- Resale,Fixer
- Year built: 1947
Utilities & green energy
- Electric: Circuit Breakers
- Sewer: Connected
- Water: Connected, Public
- Utilities for property: Sewer Connected, Water Connected
Community & HOA
Location
- Region: Williamsville
Financial & listing details
- Price per square foot: $149/sqft
- Tax assessed value: $225,000
- Annual tax amount: $4,833
- Date on market: 4/27/2026
- Cumulative days on market: 14 days
- Listing terms: Cash,Conventional,Rehab Financing
Estimated market value
Not available
Estimated sales range
Not available
$2,138/mo
Price history
| Date | Event | Price |
|---|---|---|
| 6/25/2026 | Listed for sale | $179,800$149/sqft |
Source:  NYSAMLSs #B1674142 Report a problem | ||
| 5/9/2026 | Pending sale | $179,800$149/sqft |
Source: NYSAMLSs #B1674142 Report a problem | ||
| 5/5/2026 | Price change | $179,800-0.1%$149/sqft |
Source: NYSAMLSs #B1674142 Report a problem | ||
| 4/27/2026 | Listed for sale | $179,900+116.7%$149/sqft |
Source: NYSAMLSs #B1674142 Report a problem | ||
| 7/30/2014 | Sold | $83,000-16.9%$69/sqft |
Source: NYSAMLSs #B445937 Report a problem | ||
| 5/14/2014 | Price change | $99,900-16.7%$83/sqft |
Source: Gurney, Becker & Bourne #B445937 Report a problem | ||
| 2/21/2014 | Listed for sale | $119,900$99/sqft |
Source: Gurney, Becker & Bourne #B445937 Report a problem | ||
| 9/20/2013 | Listing removed | $119,900$99/sqft |
Source: WNY Metro Homes & Land #B425614 Report a problem | ||
| 8/7/2013 | Price change | $119,900-7.7%$99/sqft |
Source: WNY Metro Homes & Land #B425614 Report a problem | ||
| 6/11/2013 | Price change | $129,900-3.8%$108/sqft |
Source: WNY Metro Homes & Land #B425614 Report a problem | ||
| 5/19/2013 | Price change | $134,999-2.2%$112/sqft |
Source: WNY Metro Homes & Land #B425614 Report a problem | ||
| 4/23/2013 | Price change | $137,999-4.8%$114/sqft |
Source: WNY Metro Homes & Land #B425614 Report a problem | ||
| 3/21/2013 | Price change | $144,900-2%$120/sqft |
Source: WNY Metro Homes & Land #B425614 Report a problem | ||
| 12/18/2012 | Listed for sale | $147,900+214.7%$123/sqft |
Source: Owner Report a problem | ||
| 3/3/1999 | Sold | $47,000+1.1%$39/sqft |
Source: Public Record Report a problem | ||
| 12/12/1995 | Sold | $46,500$39/sqft |
Source: Public Record Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | -- | $225,000 |
| 2024 | -- | $225,000 +171.1% |
| 2023 | -- | $83,000 |
| 2022 | -- | $83,000 |
| 2021 | -- | $83,000 |
| 2020 | -- | $83,000 |
| 2019 | -- | $83,000 |
| 2018 | -- | $83,000 |
| 2017 | $2,633 +87.9% | $83,000 -10.9% |
| 2016 | $1,401 | $93,200 |
| 2015 | -- | $93,200 |
| 2014 | -- | $93,200 +2.6% |
| 2013 | -- | $90,800 |
| 2012 | -- | $90,800 |
| 2011 | -- | $90,800 |
| 2010 | -- | $90,800 |
| 2009 | -- | $90,800 -1.3% |
| 2008 | -- | $92,000 |
| 2007 | -- | $92,000 |
| 2006 | -- | $92,000 +31.4% |
| 2005 | -- | $70,000 |
| 2004 | -- | $70,000 +40% |
| 2003 | -- | $50,000 |
| 2002 | -- | $50,000 |
| 2001 | -- | $50,000 |
| 2000 | -- | $50,000 |
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.
See how much you could borrow to make a competitive offer.
Climate risks
Neighborhood: 14221
Nearby schools
GreatSchools rating
- 7/10Maple East Elementary SchoolGrades: K-4Distance: 0.7 mi
- 8/10Transit Middle SchoolGrades: 5-8Distance: 1.3 mi
- 9/10Williamsville East High SchoolGrades: 9-12Distance: 1 mi
Schools provided by the listing agent
- Elementary: Maple East Elementary
- Middle: Transit Middle
- High: Williamsville East High
- District: Williamsville
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
- Williamsville
- 14221
- 535 Ayer Rd
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