VRP-Pricing-Seller will consider offers between $259,900-$289,900. Welcome to a rare opportunity that blends turnkey residential comfort with valuable commercial potential. This 2 bedroom ranch situated on a generous 1.2 acres, this fully updated property offers space, flexibility, and peace of mind—perfect for homeowners, entrepreneurs, or investors alike. Inside, the home has been completely refreshed with a modern cosmetic makeover, featuring new windows, light fixtures throughout, dishwasher 2024, and hot water tank 2025 in the full basement. Every detail has been thoughtfully updated so you can move right in and start enjoying it from day one. The home is being sold fully equipped with all appliances, making this a truly move-in-ready experience. Outside, the upgrades continue. Enjoy freshly redone landscaping, a paved blacktop driveway, and a security system for added confidence and convenience. Car enthusiasts, hobbyists, or business owners will love the parking and storage options, including a 2.5-car detached garage, an attached 1-car garage, and a large breezeway that adds both function and charm. What truly sets this property apart is its C2 commercial zoning, opening the door to endless possibilities—home-based business, office space, mixed-use potential, or future investment upside—all while still enjoying the comfort of a beautifully updated home. Properties like this don’t come around often: updated, spacious, zoned for opportunity, and ready to go. Whether you’re looking to live, work, invest—or all three—this one checks every box. See ML#B1669843 - Commercial listing.
Closed
$259,900
6565 Southwestern Blvd, Lake View, NY 14085
2beds
728sqft
Single Family Residence
Built in 1950
1.2 Acres Lot
$261,300 Zestimate®
$357/sqft
$1,484 Estimated rent
Home value
$261,300
$248,000 - $274,000
$1,484/mo
Zestimate® history
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$1,484/mo
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$1,484/mo
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$1,778/mo
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$1,778/mo
Est. payment
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List your homeWhat's special
Fully updated propertyModern cosmetic makeoverFreshly redone landscapingSecurity systemNew windowsLight fixtures throughoutPaved blacktop driveway
Zillow last checked:
Listing updated:
Listed by:
Kimberly Hulburd 716-947-5555,
WNY Metro Roberts Realty,
Michelle Galloway 716-983-7559,
WNY Metro Roberts Realty
Bought with:
Steven Simme, 10301217723
Keller Williams Realty Lancaster
Source: NYSAMLSs,MLS#: B1669833
Originating MLS: Buffalo
Originating MLS: BuffaloFacts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 2
- Bathrooms: 1
- Full bathrooms: 1
- Main level bathrooms: 1
- Main level bedrooms: 2
Bedroom 1
- Level: First
- Dimensions: 13.00 x 12.00
Bedroom 2
- Level: First
- Dimensions: 11.00 x 8.00
Kitchen
- Level: First
- Dimensions: 13.00 x 10.00
Living room
- Level: First
- Dimensions: 17.00 x 13.00
Other
- Level: First
- Dimensions: 19.00 x 12.00
Heating
- Gas, Forced Air
Appliances
- Included: Dryer, Dishwasher, Exhaust Fan, Gas Oven, Gas Range, Gas Water Heater, Microwave, Refrigerator, Range Hood, Washer
- Laundry: In Basement
Features
- Eat-in Kitchen, Separate/Formal Living Room, Pantry, Bedroom on Main Level
- Flooring: Varies, Vinyl
- Basement: Full,Sump Pump
- Has fireplace: No
Interior area
- Total structure area: 728
- Total interior livable area: 728 sqft
Property
Parking
- Total spaces: 3
- Parking features: Detached, Garage, Driveway, Garage Door Opener
- Garage spaces: 3
Features
- Levels: One
- Stories: 1
- Patio & porch: Covered, Patio, Porch
- Exterior features: Blacktop Driveway, Patio
Lot
- Size: 1.2 Acres
- Dimensions: 197 x 319
- Features: Irregular Lot
Details
- Additional structures: Poultry Coop, Second Garage
- Parcel number: 1448891941400001057000
- Special conditions: Standard
Construction
Type & style
- Home type: SingleFamily
- Architectural style: Ranch
- Property subtype: Single Family Residence
Materials
- Vinyl Siding, Copper Plumbing
- Foundation: Block
- Roof: Asphalt
Condition
- Resale
- Year built: 1950
Utilities & green energy
- Electric: Circuit Breakers
- Sewer: Septic Tank
- Water: Connected, Public
- Utilities for property: Cable Available, Water Connected
Community & HOA
Community
- Subdivision: Holland Land Company's Su
Location
- Region: Lake View
Financial & listing details
- Price per square foot: $357/sqft
- Tax assessed value: $50,000
- Annual tax amount: $3,337
- Date on market: 3/29/2026
- Cumulative days on market: 13 days
- Listing terms: Conventional,FHA,VA Loan
Price history
| Date | Event | Price |
|---|---|---|
| 6/4/2026 | Sold | $259,900$357/sqft |
Source:  NYSAMLSs #B1669833 Report a problem | ||
| 4/13/2026 | Pending sale | $259,900$357/sqft |
Source: NYSAMLSs #B1669833 Report a problem | ||
| 3/30/2026 | Listed for sale | $259,900+25.6%$357/sqft |
Source: NYSAMLSs #B1669833 Report a problem | ||
| 11/30/2023 | Sold | $207,000+11.9%$284/sqft |
Source: NYSAMLSs #B1501080 Report a problem | ||
| 10/9/2023 | Pending sale | $185,000$254/sqft |
Source: NYSAMLSs #B1501080 Report a problem | ||
| 9/30/2023 | Listed for sale | $185,000+116.4%$254/sqft |
Source: NYSAMLSs #B1501080 Report a problem | ||
| 6/29/2010 | Sold | $85,500$117/sqft |
Source: Public Record Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | -- | $50,000 |
| 2024 | -- | $50,000 |
| 2023 | -- | $50,000 |
| 2022 | -- | $50,000 |
| 2021 | -- | $50,000 |
| 2020 | -- | $50,000 |
| 2019 | -- | $50,000 |
| 2018 | -- | $50,000 |
| 2017 | $2,168 +71.5% | $50,000 |
| 2016 | $1,264 | $50,000 |
| 2015 | -- | $50,000 |
| 2014 | -- | $50,000 |
| 2013 | -- | $50,000 |
| 2012 | -- | $50,000 |
| 2011 | -- | $50,000 |
| 2010 | -- | $50,000 |
| 2009 | -- | $50,000 |
| 2008 | -- | $50,000 |
| 2007 | -- | $50,000 |
| 2006 | -- | $50,000 |
| 2005 | -- | $50,000 |
| 2004 | -- | $50,000 |
| 2003 | -- | $50,000 |
Find assessor info on the county website
Neighborhood: 14085
Nearby homes
- $414,300-- bd-- ba2k sqft2330 Lakeview Rd, Lake View, NY 14085Off Market
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- $119,9000.654 Acres4840 Southwestern Blvd #7, Hamburg, NY 14075Pending
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- $274,6003 bd1 ba948 sqft6562 Heltz Rd, Lake View, NY 14085Off Market
Nearby schools
GreatSchools rating
- 8/10Pinehurst Elementary SchoolGrades: PK-5Distance: 1.5 mi
- 7/10Frontier Middle SchoolGrades: 6-8Distance: 2.3 mi
- 6/10Frontier Senior High SchoolGrades: 9-12Distance: 5.9 mi
Schools provided by the listing agent
- Middle: Frontier Middle
- High: Frontier Senior High
- District: Frontier
Source: NYSAMLSs. This data may not be complete. We recommend contacting the local school district to confirm school assignments for this home.
- New York
- Erie County
- Lake View
- 14085
- 6565 Southwestern Blvd
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