255 High Street
Buffalo, NY 14204

EXCEPTIONAL INVESTMENT OPPORTUNITY! SHOWINGS START WED, MAY 7TH! Income-producing property in one of Buffalo's fastest-appreciating neighborhoods. This multi-family property features both front & rear houses, offering multiple income streams w/ tremendous upside potential. 2 separate buildings on one 25.63' x 116' lot. Front building has retail/commercial space on lower level plus 3BR/1BA apartment above. Rear building is a standalone 2BR/1BA house with first-floor laundry. Recently updated w/ brand new tear-off roof on front house (2024), 2025 electrical service in front house w/ circuit breakers, & 2025 forced air HVAC in upper apartment & rear house. Lower unit can function as retail space or be converted to apartment. Rear house is rent-ready immediately! Property has 3 electric meters & space for 3 gas meters. INCREDIBLE FINANCIALS: Potential gross income of $46,200.00 annually w/ exceptionally low taxes of only $553.82 total annually, w/ projected NOI of $33,213.00 after ALL expenses (yes, even vacancy & collection loss, property management, & repairs & maintenance). Once finished, the value based on a 10% "cap rate": $332,130.00 (nearly DOUBLE the asking price!) THRIVING LOCATION: Blocks from Buffalo Niagara Medical Corridor including Roswell Park, Buffalo General, Kaleida Health, Oishei Children's Hospital, & UB's Jacobs School of Medicine. Near Center of Excellence Bioinformatics and BNMC Innovation Center. Less than 10 blocks to downtown Buffalo. Walking distance amenities include Tim Hortons, Original Anchor Bar (birthplace of Buffalo Wings), Buffalo Tikka House, Penny's Coffee, Coco's, & just blocks from vibrant Allentown district. This property offers an exceptional opportunity to capitalize on Buffalo's growing rental market. With the rear house already rent-ready and potential to maximize income from the front building, this investment offers immediate cash flow with significant upside potential. The incredibly low property taxes and proximity to major medical employers, educational institutions, & downtown make this an unbeatable investment at $160k. SF marketed is different than what exist in the public records, home was professionally measured.