$180,422Average Value$123Average Price per Sq Ft21Homes For Sale
Residential living along the Niagara River
Though homes in Riverside are separated from the Niagara River by Interstate 190, residents are still able to gaze across the river at the Canadian coast from local parks or along the waterline. "There's a lot of welcoming neighborhoods in South Buffalo," Blake says. "There's walkable neighborhoods, old parks, historic districts and it's still just two minutes from North Buffalo. You go down the street and you're on the Hertel Strip or Elmwood Strip." Funding has also been an influx to the neighborhood due to the Bipartisan Infrastructure Investment & Jobs Act and its Reconnecting Communities Program, boosting the Riverside area.
Riverside is directly east of the Niagara River, but a highway cuts off direct access to the water.
A view of Riverside from the water shows how the highway moved the homes away from the water.
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Architectural options near the river
Some homes in the Riverside area even come with the added benefit of balconies and porches, which can offer views of Riverside Park. Well-maintained, stick-style and Cape Cod homes with wide porches are some of the commonly-found residences here. The price range typically spans from around $125,000 to $250,000, with older homes that went up between the late 19th and early 20th centuries. "Generally, homes here are definitely more affordable,” Baker says. “They're more traditional -- there's also a lot of multi-family properties, but it doesn't have the feel of an area where there are a lot of rentals. Many have had the same owner for quite some time."
This small ranch in Riverside has an added on garage.
Progress has clearly slowed things down with the highway making Riverside a lot less attractive to live in.
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Choosing education in Riverside
Buffalo Public Schools operates as a school district of "choice" in offering numerous schools to families. Depending on availability, families can apply to specific schools and subsequently choose. Students can start at one of nearly 40 elementary schools, including P.S. 94 West Hertel Academy. West Hertel educates kids from kindergarten to eighth grade and scores a C with Niche, while its graduates can attend Middle Early College High School, which receives a B from Niche.
West Hertel Elementary School in Military has a student teacher ratio of 12:1.
Middle Early College High School is a magnet high school in Buffalo, NY.
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Parks along the Niagara River
A number of parks dot the area in and around Riverside. "Recreation is a big draw," Blake says. "It's minutes from the border getting into Canada and there’s great views of just about everywhere there, from the river to the waterfront. We're right on the water. It's kind of a little hidden gem." Whether it’s casting a glance toward the Canadian shore across the river or heading past the decorative lighthouse at Riverside Park’s south entrance, there’s plenty of opportunities to enjoy outdoor surroundings here. Riverside Park is also on the National Register of Historic Places and offers an ice rink, lacrosse field and pools. Baseball and softball leagues take to its diamonds, while pee-wee football squads compete on its gridirons. J.H. Williams Park is also located within Riverside.
The biking score in Riverside is only average with 55 out of 100.
The Riverside park offers a plethora of activities, from football, basketball, volleyball to baseball, swimming in the summer and indoor ice skating.
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Local eats on two major thoroughfares
At the X-shaped intersection of Tonawanda Street and Ontario Street, residents can find Riverside’s hub of shopping and dining branching out from where the two roads meet. Right around the intersection, Mega Market has grocery needs, and just up Tonawanda the aptly-named House of Sandwich offers just that to its customers. "There's really diverse shops and restaurants there," Blake says. "There isn't much in the way of fine dining, but the area has more traditional and authentic fare. There's still pizza places and also a lot of studios, artists and thrift shops." Panda Kitchen, Family Thai, Amira’s Kitchen and R&T African Cuisine all line Tonawanda Street progressing further north, and in the perpendicular direction Ontario Street has stops like groceries at Buffalo Fresh. Other establishments scattered throughout include Pat’s Pizzeria, Nephew’s BBQ, Tim Horton’s and Hearts Thrift Store.
Raha Coffee House near Riverside has one of the best Yemen coffee in Buffalo.
The Tuna Sandwich at House of Sandwich in Riverside is great.
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Other attractions close to Riverside
The largest recreational space in the area is Delaware Park, which sits less than 15 minutes east of Riverside and features the Buffalo Zoo, Buffalo History Museum and an extensive number of habitats for wildlife. To the south, sports fans can reach two venues within less than half an hour: the KeyBank Center houses Buffalo Sabres hockey games, while HighMark Stadium showcases the Buffalo Bills’ football talents on its sometimes snow-covered field. Unity Island is just off the coast as well, with both Freedom Park and Bird Island Pier on its grounds extending into the Niagara River.
Just south of Riverside Park is a trail that you can follow all the way under the peace bridge.
The Empire Trail connects Riverside with Buffalo Downtown and Niagara Falls.
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Connecting thruways and highways
Arcing its way along the coast is Interstate 190, serving as a buffer between the residential areas of Riverside and the Niagara River. An interchange in the southwestern corner of the neighborhood means locals aren’t too far from accessing the highway. "The thruway on-ramps are very, very close. It's very centrally located for being deep in the city. You can get to the outlying suburbs because that access is so easy."
A view of Riverside from the water shows how the highway moved the homes away from the water.
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Riverside Demographics and Home Trends
On average, homes in Riverside, Tonawanda Town sell after 38 days on the market compared to the national average of 55 days. The median sale price for homes in Riverside, Tonawanda Town over the last 12 months is $170,000, down 6% from the median home sale price over the previous 12 months.
Come take a walk near the Niagara River for peaceful views or have a seat at Riverside Park to relax, both within adequate distance of 197 Condon Ave. This well taken care of property with a newly installed furnace in 2024, some new radiators in 2026, complete roof tear off in 2023 (transferrable warranty included), and some new plumbing recently done this year in 2026 is ready to be called
Two-Unit property featuring spacious layouts in each unit, both offering 2 bedrooms and 1 full bathroom. Each unit includes a large kitchen with plenty of room for dining and storage. The home boasts durable vinyl siding and sits on a neighborhood street. Enjoy a nice yard, perfect for outdoor activities or relaxing. Great opportunity for owner-occupants or investors alike!
Welcome to 132 Royal Ave, an exceptional opportunity in Buffalo's ever-appreciating Riverside neighborhood! This spacious two-family home offers a flexible layout, numerous recent updates, and the rare bonus of an adjacent lot included in the sale—providing endless possibilities for future expansion, additional parking, or long-term investment potential. Thoughtfully updated, the property
INVESTOR & OWNER-OCCUPANT DREAM! Welcome to 955 Tonawanda Street—a fully functional, income-generating 4-unit mixed-use property ideally located in Buffalo’s Riverside neighborhood, directly across from Riverside Park with views of the Niagara River & High visibility on Tonawanda Street and minutes to I-190 and downtown Buffalo. Recent Updates Include: Tear-off architectural roof (2016) Vinyl
Discover exceptional value in one of Riverside's most up-and-coming neighborhoods! This spacious, meticulously maintained duplex offers an outstanding opportunity for both seasoned investors and owner-occupants alike. Each unit features gleaming vinyl floors complemented by newer carpeting, creating a warm and inviting living space that tenants love.With generous room sizes, functional
Investors and business owners take notice! This character-filled brick mixed-use property offers a world of potential. The ground floor features a vacant commercial retail space with prime street visibility on a primary road—perfect for launching your own business or generating immediate commercial rent. The upper residential layout consists of two spacious apartments (a 3-bedroom owner-occupied
Adorable Old-Style Bungalow in the heart of Riverside. 3 Bedroom 1 Bath with full basement and covered porch. Perfect for an investor or owner occupy. Looking for a little TLC. Can be shown Tuesdays and Thursdays from 11:00 a.m. - 4:00 p.m. Tenant occupied. Seller will do no repairs as a result of inspection or appraisal. Appliances not included. Offers will be reviewed as received.
Welcome to 41 Philadelphia Street! This 3/3 double offers a fantastic opportunity for both owner-occupants and investors alike. Each apartment features 3 bedrooms, 1 full bath, spacious living areas, comfortable layouts, and updated flooring. The vacant lower unit is ready for its next owner occupant or tenant, while the upper unit is currently rented with a reliable tenant in place, creating
Welcome to 2295 Niagara street, a fantastic investment opportunity in the heart of Buffalo Riverside neighborhood. This property offers spacious units with strong income producing potential, making it an excellent addition to any investors portfolio or a great option for an owner occupant that's looking to do a little work. Featuring over 2300 square feet of living space, this classic property
3/3 double with driveway in great Riverside neighborhood! Two units each with 3 bedrooms, formal dining rooms, and large kitchens. Walk-up attic and full basement. Second floor also features bonus room with a closet and access to the upper balcony. Off-street parking is available behind the house, along with a very usable outdoor space. Separate utilities and laundry hookups in the basement.
Investor Opportunity: 64 Wyandotte Avenue, Buffalo, NY 14207, this turnkey 2-family duplex in the established Riverside neighborhood offers immediate cash flow and strong value-add potential.The property features 1,804 sq ft across two units with a total of 4 bedrooms and 2 bathrooms on a 0.15-acre lot. Built in 1922, it has the classic solid construction common in Buffalo’s West Side — perfect
Calling ALL investors... **FULLY OCCUPIED 4-UNIT INVESTMENT PROPERTY generating $54,000 in annual gross rental income!** Located in Buffalo’s Riverside neighborhood near the Niagara River and Riverside Park, this income-producing multi-family offers an attractive combination of established cash flow, separate utilities and future upside. Each of the four apartments features 2 bedrooms and 1 full
Property Id: 2272621 PRICE IMPROVEMENT! Bright, clean 3BR upper near the park - updated flooring, appliances, and fixtures throughout a quiet, well-maintained home. Pre-screening required for showings: Income, credit range, number of occupants, pets, move in date, and reason for moving must be provided. Showing Priority: Applicants who submit an application and qualify will receive
2-Bedroom Upper Apartment for Rent | Buffalo, NY — $1,400/moI have a 2-bedroom upper apartment available in a quiet, family-friendly neighborhood in Buffalo. The unit was just vacated by a long-term tenant and we're currently making upgrades to get it ready for the right family.The apartment has a living room, dining room, kitchen, full bathroom, and two good-sized bedrooms. The
49 Progressive Ave – Upper 2-Bedroom Apartment | $1,250/Month – Utilities IncludedWelcome to this recently updated upper 2-bedroom apartment at 49 Progressive Ave in Buffalo, NY.This unit features new flooring and fresh paint throughout, giving the apartment a clean, refreshed feel. The home offers two bedrooms, a comfortable living space, and a tiled bathroom.At $1,250 per
***Monthly On Time Rent Credit Up To $100**Welcome to the Upper Unit at 53 Progressive Avenue, a spacious and inviting apartment located in a convenient Buffalo neighborhood. This well-maintained home offers a comfortable living environment with a practical layout and plenty of natural light throughout.Step inside to find bright living spaces, generously sized bedrooms, and a
Spacious upper-level apartment available October 1st in the desirable Riverside area. This well-maintained unit offers comfortable living space with the added convenience of a 2-car garage and driveway parking.CENTRAL AIR!Enjoy outdoor living with private terraces in both the front and back of the home, providing great spaces for relaxing or
Renovated & Spacious 3-Bedroom Apartment in RiversideLooking for space, comfort, and convenience? Welcome to 25 Ullman Street! This beautifully renovated upper-level 3-bedroom apartment offers approximately 1,000 square feet of comfortable living space in Buffalo's Riverside neighborhood.The apartment features a large living room and separate dining room, both showcasing beautifully
Welcome to 49 Progressive Ave! This spacious 3-bedroom apartment offers comfortable living with the added convenience of gas, electric, and water all included in the monthly rent.The apartment features a spacious living room and separate dining room, providing plenty of room for relaxing, entertaining, and everyday living. The home also includes a nicely tiled bathroom and a functional
Comfortable 2-Bedroom Apartment with Off-Street ParkingLooking for a comfortable apartment with updated features, plenty of living space, and off-street parking included? Welcome to 166 Crowley Avenue, Unit 6. This upper-level 2-bedroom, 1-bathroom apartment offers approximately 950 square feet of living space with updates that make it an inviting place to call home.Features
Spacious 3-Bedroom First-Floor Apartment with Off-Street Parking!Looking for extra space to spread out? This spacious 3-bedroom, 1-bath first-floor apartment offers the comfort and convenience you're looking for. Featuring generously sized living and dining rooms, this home provides plenty of room for relaxing, entertaining, or working from home.Located in Buffalo's Riverside
This charming 1-bedroom, 1-bath lower rear apartment offers approximately 600 sq. ft. of comfortable living space, along with off-street parking, updated finishes, and an incredible location directly across from Riverside Park.One of the biggest advantages of this apartment is that ELECTRIC IS INCLUDED in the rent! Enjoy the convenience and added savings of having your electric utility
***Monthly On Time Rent Credit Up To $100**This inviting upper apartment offers bright living spaces, comfortable bedrooms, and a practical layout in a quiet Buffalo residential neighborhood. With plenty of natural light throughout, the home provides a pleasant setting for everyday living.The unit features a functional kitchen with ample cabinet space, comfortable bedrooms, and
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