Danielle Buchbinder
Keller Williams Realty WNY
(716) 473-1819
84 Total Sales
2 in Cazenovia Park
$265,000 Price Range
18 S Ryan St Buffalo, NY 14210
Cazenovia Park NeighborhoodEstimated Value: $262,322
6
Beds
2
Baths
2,244
Sq Ft
$117/Sq Ft
Est. Value
Highlights
- Property is near public transit
- Forced Air Heating System
- Rectangular Lot
- Wood Flooring
About This Home
As of March 2026Welcome to 18 S Ryan St, a beautifully updated multi-family property located in the heart of Buffalo. Each unit is thoughtfully designed with three generous bedrooms, a bright living room, formal dining area, spacious kitchen, and full bathroom, offering both comfort and functionality for tenants or an owner-occupant. The home also includes a full basement and full attic, perfect for storage or potential expansion. Recent renovations bring peace of mind and modern appeal—updates include a new roof, freshly painted interiors, remodeled bathrooms, modernized kitchens, and additional cosmetic improvements throughout. With its size, updates, and solid rental potential, this property represents a fantastic opportunity for investors seeking steady income or homeowners looking to live in one unit while generating rental income from the other. Conveniently located near schools, shopping, and major routes, this home blends practicality with investment value. Don’t miss the chance to own this versatile property!
Last Agent to Sell the Property
Listing by HUNT Real Estate ERA Brokerage Phone: 347-968-4231 License #10401369637 Listed on: 01/12/2026
Create a Home Valuation Report for This Property
The Home Valuation Report is an in-depth analysis detailing your home's value as well as a comparison with similar homes in the area
Property Details
Home Type
- Multi-Family
Est. Annual Taxes
- $1,142
Year Built
- Built in 1900
Lot Details
- 3,410 Sq Ft Lot
- Lot Dimensions are 31x110
- Rectangular Lot
Home Design
- Duplex
- Stone Foundation
- Vinyl Siding
Interior Spaces
- 2,244 Sq Ft Home
- 2-Story Property
- Basement Fills Entire Space Under The House
Flooring
- Wood
- Tile
Bedrooms and Bathrooms
- 6 Bedrooms
- 2 Full Bathrooms
Location
- Property is near public transit
Utilities
- Forced Air Heating System
- Heating System Uses Gas
- PEX Plumbing
- Gas Water Heater
Listing and Financial Details
- Rent includes water
- Tax Lot 22
- Assessor Parcel Number 140200-123-810-0001-022-000
Community Details
Overview
- 2 Units
- Buffalo Crk Reservation Subdivision
Building Details
- 2 Separate Gas Meters
Ownership History
We collect this data history from publicly available records. To have your information removed, we recommend requesting removal directly through your county’s website.
Date
Name
Owned For
Owner Type
Purchase Details
Listed on
Jan 12, 2026
Closed on
Mar 17, 2026
Sold by
Bought by
Seller's Agent
Md Nazmul Hussain
HUNT Real Estate ERA
Buyer's Agent
Elizabeth Abelson Reed
Irish Jones Realty
List Price
$249,900
Sold Price
$270,000
Premium/Discount to List
$20,100
8.04%
Views
8
Current Estimated Value
Home Financials for this Owner
Home Financials are based on the most recent Mortgage that was taken out on this home.
Estimated Appreciation
-$7,678
Avg. Annual Appreciation
-7.31%
Purchase Details
Listed on
Mar 31, 2024
Closed on
Jul 23, 2024
Sold by
Bought by
Seller's Agent
Scott Walters
S.A.W. Commission Cutters
Buyer's Agent
Carmen Juliano
CJ Real Estate Place
List Price
$53,500
Sold Price
$91,000
Premium/Discount to List
$37,500
70.09%
Views
109
Home Financials for this Owner
Home Financials are based on the most recent Mortgage that was taken out on this home.
Avg. Annual Appreciation
99.04%
Purchase Details
Closed on
Feb 29, 2024
Sold by
Bought by
Home Values in the Area
Average Home Value in this Area
Agents Specializing in Cazenovia Park, NY
-
Danielle Buchbinder
-
Jennifer Nelson
Jennifer Nelson
Real Broker NY LLC
(716) 403-3089
97 Total Sales
2 in Cazenovia Park
$104,000 Price Range
-
Jeanne Moran
Jeanne Moran
HUNT Real Estate ERA
(716) 671-3868
82 Total Sales
2 in Cazenovia Park
$50,000 Price Range
-
Musa Alamari
Musa Alamari
Howard Hanna WNY Inc.
(716) 403-2842
152 Total Sales
2 in Cazenovia Park
$73,000 Price Range
-
Nathan Marini
Nathan Marini
Responds QuicklyKeller Williams Realty Lancaster
(716) 576-3248
210 Total Sales
2 in Cazenovia Park
$164,000 Price Range
-
Michael Boland
Michael Boland
Howard Hanna WNY Inc.
(716) 589-4968
142 Total Sales
2 in Cazenovia Park
$240,000 Price Range
Purchase History
We collect this data history from publicly available records. To have your information removed, we recommend requesting removal directly through your county’s website.
| Date | Buyer | Sale Price | Title Company |
|---|---|---|---|
| $270,000 | Stewart Title | ||
| $91,000 | None Available | ||
| $65,143 | Old Republic Natl Ttl Ins Co |
Source: Public Records
Property History
We collect this data history from publicly available records. To have your information removed, we recommend requesting removal directly through your county’s website.
| Date | Event | Price | List to Sale | Price per Sq Ft | Prior Sale |
|---|---|---|---|---|---|
| 03/23/2026 03/23/26 | Sold | $270,000 | +8.0% | $120 / Sq Ft | |
| 01/17/2026 01/17/26 | Pending | -- | -- | -- | |
| 01/12/2026 01/12/26 | For Sale | $249,900 | +174.6% | $111 / Sq Ft | |
| 08/23/2024 08/23/24 | Sold | $91,000 | +70.1% | $41 / Sq Ft | View Prior Sale |
| 06/11/2024 06/11/24 | Pending | -- | -- | -- | |
| 06/11/2024 06/11/24 | For Sale | $53,500 | 0.0% | $24 / Sq Ft | |
| 04/03/2024 04/03/24 | Pending | -- | -- | -- | |
| 03/31/2024 03/31/24 | For Sale | $53,500 | -- | $24 / Sq Ft |
Source: Western New York Real Estate Information Services (WNYREIS)
Tax History
We collect this data history from publicly available records. To have your information removed, we recommend requesting removal directly through your county’s website.
| Year | Tax Paid | Tax Assessment Tax Assessment Total Assessment is a certain percentage of the fair market value that is determined by local assessors to be the total taxable value of land and additions on the property. | Land | Improvement |
|---|---|---|---|---|
| 2025 | $347 | $122,000 | $12,000 | $110,000 |
| 2024 | $347 | $62,000 | $5,000 | $57,000 |
| 2023 | $322 | $62,000 | $5,000 | $57,000 |
| 2022 | $312 | $62,000 | $5,000 | $57,000 |
| 2021 | $312 | $62,000 | $5,000 | $57,000 |
| 2020 | $154 | $62,000 | $5,000 | $57,000 |
| 2019 | $1,462 | $53,300 | $4,300 | $49,000 |
| 2018 | $1,132 | $53,300 | $4,300 | $49,000 |
| 2017 | $119 | $53,300 | $4,300 | $49,000 |
| 2016 | $129 | $53,300 | $4,300 | $49,000 |
| 2015 | -- | $53,300 | $4,300 | $49,000 |
| 2014 | -- | $53,300 | $4,300 | $49,000 |
Source: Public Records
Agents Affiliated with this Home
-
Md Nazmul Hussain
Seller's Agent in 2026
Md Nazmul Hussain
Hunt Real Estate
(347) 968-4231
2 in this area
501 Total Sales
-
Elizabeth Abelson Reed
E
Buyer's Agent in 2026
Elizabeth Abelson Reed
Irish Jones Realty
(716) 768-4915
3 in this area
16 Total Sales
-
Scott Walters
Seller's Agent in 2024
Scott Walters
S.A.W. Commission Cutters
(954) 525-2200
1 in this area
96 Total Sales
-
Chad Mahoney
C
Seller Co-Listing Agent in 2024
Chad Mahoney
S.A.W. Commission Cutters
(716) 907-4222
1 in this area
140 Total Sales
-
Carmen Juliano
Buyer's Agent in 2024
Carmen Juliano
CJ Real Estate Place
(716) 868-3064
1 in this area
33 Total Sales
Map
Source: Western New York Real Estate Information Services (WNYREIS)
MLS Number: B1657599
APN: 140200-123-810-0001-022-000
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
The data relating to real estate on this web site comes in part from the Internet Data Exchange (IDX) Program of the CNYIS, UNYREIS and WNYREIS. Real estate listings held by firms other than Homes.com, LLC are marked with the IDX logo and include the Listing Broker’s Firm Name.
Disclaimer: All information deemed reliable but not guaranteed and should be independently verified. All properties
are subject to prior sale, change or withdrawal. Neither the listing broker(s) nor Homes.com, LLC shall be responsible for any typographical errors, misinformation, misprints, and shall be held totally harmless.
© 2026 CNYIS, UNYREIS, WNYREIS. All rights reserved.
Nearby Homes
- 28 Geary St
- 2049 Seneca St
- 23 Knoerl Ave
- 19 Ryan St
- 17 Weyand Ave
- 2 Yale Place
- 68 Princeton Place
- 42 Princeton Place
- 34 Princeton Place
- 86 Kingston Place Unit N
- 39 Kamper Ave
- 65 Hayden St
- 213 Stevenson St
- 74 Ryan St
- 28 Mineral Springs Rd
- 220 Stevenson St
- 80 Hayden St
- 87 Hayden St
- 39 Seminole Pkwy
- 77 Paul Place
Your Personal Tour Guide
Ask me questions while you tour the home.