Investor Opportunity: 86 Edson St, Buffalo, NY 14210 (South Buffalo)Spacious 2-Family Multi with Strong Cash-Flow Potential & Value-Add UpsideThis large 6-bedroom, 2-bath, 2,972 sq ft multi-family home (built 1900) sits on a generous lot in South Buffalo — a stable, working-class neighborhood with solid rental demand, proximity to parks, transit, major employers, and ongoing community revitalization.
Key Investment Highlights:Attractive Entry Basis: Last sold for $132,000 in 2021; current estimates range ~$192K–$231K, providing solid equity potential through light updates or market appreciation.
Rental Income Potential: Rent Zestimate ~$1,513/mo (combined or per-unit context). South Buffalo supports steady demand for multi-bedroom units from families and local workers, with neighborhood median rents supporting favorable price-to-rent ratios and cash-on-cash returns.
Size & Layout Appeal: Unique 2-unit configuration with beautiful natural woodwork, wood pillars, and spacious rooms. Lower unit noted with 4 bedrooms; upper with 3. Vinyl/wood siding, block/concrete construction, and 1-car garage add to tenant convenience and curb appeal.
Low Carrying Costs: Annual taxes ~$1,294 — very manageable for multi-family cash flow in Buffalo.
Market Tailwinds: South Buffalo remains a resilient pocket in Buffalo’s 2026 market, known for affordability, rental stability, and gradual appreciation amid city-wide stabilization and employment anchors.
Perfect for:Buy-and-hold multi-family rental
House hacking (live in one unit, rent the other)
Light cosmetic/value-add investor looking for scale in a proven area
This oversized multi-family delivers immediate income potential + forced appreciation in a high-demand South Buffalo location. Strong addition for portfolios targeting Buffalo’s affordable, cash-flow-friendly 2026 outlook.
Pending
$189,000
86 Edson St, Buffalo, NY 14210
6beds
2,972sqft
Multi Family
Built in 1900
-- sqft lot
$-- Zestimate®
$64/sqft
$-- HOA
What's special
Wood pillarsCurb appealGenerous lotSpacious roomsBeautiful natural woodwork
- 46 days |
- 18 |
- 1 |
Zillow last checked:
Listing updated:
Listed by:
Blue Eagle Realty Corp. 716-536-1787,
Alan Findlay 716-436-1296
Source: NYSAMLSs,MLS#: B1682060
Originating MLS: Buffalo
Originating MLS: BuffaloFacts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 6
- Bathrooms: 2
- Full bathrooms: 2
Heating
- Gas, Forced Air
Appliances
- Included: Gas Water Heater
Features
- Flooring: Laminate, Varies
- Basement: Full
- Has fireplace: No
Interior area
- Total structure area: 2,972
- Total interior livable area: 2,972 sqft
Property
Parking
- Parking features: Two or More Spaces
Features
- Levels: Two
- Stories: 2
Lot
- Size: 3,672 Square Feet
- Dimensions: 34 x 108
- Features: Rectangular, Rectangular Lot, Residential Lot
Details
- Parcel number: 1402001333500003028000
- Special conditions: Standard
Construction
Type & style
- Home type: MultiFamily
- Property subtype: Multi Family
Materials
- Vinyl Siding
Condition
- Resale
- Year built: 1900
Utilities & green energy
- Sewer: Connected
- Water: Connected, Public
- Utilities for property: Sewer Connected, Water Connected
Community & HOA
Community
- Subdivision: Buffalo Crk Reservation
Location
- Region: Buffalo
Financial & listing details
- Price per square foot: $64/sqft
- Tax assessed value: $82,000
- Annual tax amount: $2,575
- Date on market: 5/19/2026
- Cumulative days on market: 44 days
- Listing terms: Cash,Conventional,Private Financing Available
Estimated market value
Not available
Estimated sales range
Not available
Not available
Price history
| Date | Event | Price |
|---|---|---|
| 5/26/2026 | Pending sale | $189,000$64/sqft |
Source:  NYSAMLSs #B1682060 Report a problem | ||
| 5/19/2026 | Listed for sale | $189,000+43.2%$64/sqft |
Source: NYSAMLSs #B1682060 Report a problem | ||
| 12/4/2024 | Listing removed | $1,100 |
Source: Zillow Rentals Report a problem | ||
| 12/2/2024 | Price change | $1,100-8.3% |
Source: Zillow Rentals Report a problem | ||
| 10/31/2024 | Price change | $1,200-7.7% |
Source: Zillow Rentals Report a problem | ||
| 10/28/2024 | Listed for rent | $1,300 |
Source: Zillow Rentals Report a problem | ||
| 11/17/2021 | Sold | $132,000$44/sqft |
Source: NYSAMLSs #B1357861 Report a problem | ||
| 8/19/2021 | Pending sale | $132,000$44/sqft |
Source: NYSAMLSs #B1357861 Report a problem | ||
| 8/9/2021 | Listed for sale | $132,000$44/sqft |
Source: NYSAMLSs #B1357861 Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | -- | $223,000 +172% |
| 2024 | -- | $82,000 |
| 2023 | -- | $82,000 |
| 2022 | -- | $82,000 |
| 2021 | -- | $82,000 |
| 2020 | -- | $82,000 +46.4% |
| 2019 | -- | $56,000 |
| 2018 | -- | $56,000 |
| 2017 | $1,427 +328.4% | $56,000 |
| 2016 | $333 | $56,000 |
| 2015 | -- | $56,000 |
| 2014 | -- | $56,000 |
| 2013 | -- | $56,000 |
| 2012 | -- | $56,000 |
| 2011 | -- | $56,000 |
| 2010 | -- | $56,000 |
| 2009 | -- | $56,000 |
| 2008 | -- | $56,000 |
| 2007 | -- | $56,000 |
| 2006 | -- | $56,000 |
| 2005 | -- | $56,000 |
| 2004 | -- | $56,000 +19.7% |
| 2003 | -- | $46,800 |
| 2002 | -- | $46,800 |
| 2001 | -- | $46,800 -31.2% |
| 2000 | -- | $68,000 |
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: Cazenovia Park
Nearby schools
GreatSchools rating
- 5/10Lorraine Elementary SchoolGrades: PK-8Distance: 0.8 mi
- 3/10South Park High SchoolGrades: 9-12Distance: 1.2 mi
- 3/10Ps 27 Hillery Park AcademyGrades: PK-8Distance: 0.9 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.
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