Seller's Agent in 2026
Karina Stachowiak
Keller Williams Realty WNY
(716) 908-4212
1 in this area
39 Total Sales
452 Franklin St Buffalo, NY 14202
Allentown Neighborhood
1
Bed
3.5
Baths
6,042
Sq Ft
5,850
Sq Ft Lot
Highlights
- Docks
- 4-minute walk to Allen/Medical Campus
- 3 Fireplaces
- Rowhouse Architecture
- Wood Flooring
- Intercom
About This Home
As of February 2026Stunning Allentown Mixed-Use Opportunity! Located in the heart of Allentown, this historic circa 1860 property is one of Buffalo’s oldest buildings—formerly home to the historic McClellan Music House. It features a long-term salon tenant on the first floor who also resides in the third-floor studio apartment, offering both stability and pride of occupancy. The inviting third-floor studio showcases beautiful original flooring, a modern kitchen, and an abundance of natural light. The second floor includes two vacant units, ready for your vision. Recent updates include fresh interior and exterior paint, updated plumbing, electrical, newer heating systems, and windows. Additional highlights include off-street parking for five vehicles and a covered loading dock with easy access to additional storage space and/or future rental opportunity. Steps from Allen Street, the Medical Corridor, Theater District, and Elmwood Village, this location offers exceptional convenience—and is among the first streets cleared during winter due to its priority route near the Medical Corridor. A rare chance to own a piece of Buffalo history in one of the city’s most vibrant and in-demand neighborhoods. Also listed as Commercial/Industrial under MLS #B1619879. Sq Footage based on property records read 6042 Gross Floor Area 4,304 SQFT Basement 1,738 SQFT This property qualifies for historic tax credits.
Last Agent to Sell the Property
Listing by Keller Williams Realty WNY Brokerage Phone: 716-908-4212 License #10401362457 Listed on: 07/07/2025
Property Details
Home Type
- Multi-Family
Est. Annual Taxes
- $8,611
Year Built
- Built in 1860
Lot Details
- 5,850 Sq Ft Lot
- Lot Dimensions are 50x117
- Rectangular Lot
Home Design
- Quadruplex
- Rowhouse Architecture
- Brick Exterior Construction
- Stone Foundation
- Copper Plumbing
Interior Spaces
- 6,042 Sq Ft Home
- 3-Story Property
- Woodwork
- 3 Fireplaces
- Awning
- Entrance Foyer
- Storage
- Intercom
Flooring
- Wood
- Carpet
Bedrooms and Bathrooms
- 1 Bedroom
Basement
- Basement Fills Entire Space Under The House
- Sump Pump
Parking
- 2 Parking Spaces
- Parking Available
- Common or Shared Parking
- Paved Parking
Utilities
- Cooling System Mounted In Outer Wall Opening
- Window Unit Cooling System
- Forced Air Heating System
- Heating System Uses Gas
- Gas Water Heater
- High Speed Internet
Additional Features
- Energy-Efficient Windows
- Docks
Community Details
- 4 Units
- 1 Separate Gas Meter
Listing and Financial Details
- Rent includes all utilities
- Tax Lot 11
- Assessor Parcel Number 140200-100-780-0003-011-100
Ownership History
Date
Name
Owned For
Owner Type
Purchase Details
Closed on
Mar 3, 2016
Sold by
Mazur Kenneth M and Shevell Peter
Bought by
Pk Management Group Llc
Purchase Details
Closed on
Jun 20, 2007
Sold by
Osvath Joseph and Ulyanova Nonna
Bought by
Mazur Kenneth M and Shevell Peter
Home Financials for this Owner
Home Financials are based on the most recent Mortgage that was taken out on this home.
Original Mortgage
$171,200
Interest Rate
6.39%
Mortgage Type
Commercial
Purchase Details
Closed on
Jan 25, 2006
Sold by
Diana Carollo Realty Co Llc
Bought by
Osvath Joseph and Ulyanova Norma
Purchase Details
Closed on
Nov 1, 2004
Sold by
Dixon Enterprises Inc
Bought by
Diana Carollo Realty Co Llc
Home Financials for this Owner
Home Financials are based on the most recent Mortgage that was taken out on this home.
Original Mortgage
$95,000
Interest Rate
5.74%
Mortgage Type
Commercial
Purchase Details
Closed on
May 5, 2004
Sold by
Dixon Enterprises Inc
Bought by
Frederiksen Charles N and Frederikson Debra E
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Home Values in the Area
Average Home Value in this Area
Purchase History
| Date | Type | Sale Price | Title Company |
|---|---|---|---|
| Warranty Deed | -- | None Available | |
| Warranty Deed | -- | None Available | |
| Warranty Deed | -- | None Available | |
| Warranty Deed | -- | None Available | |
| Warranty Deed | $214,000 | Ticor Title Insurance Co | |
| Warranty Deed | $214,000 | Ticor Title Insurance Co | |
| Warranty Deed | $160,000 | None Available | |
| Warranty Deed | $160,000 | None Available | |
| Warranty Deed | $165,000 | -- | |
| Warranty Deed | $90,000 | -- |
Source: Public Records
Mortgage History
| Date | Status | Loan Amount | Loan Type |
|---|---|---|---|
| Previous Owner | $171,200 | Commercial | |
| Previous Owner | $95,000 | Commercial |
Source: Public Records
Property History
| Date | Event | Price | List to Sale | Price per Sq Ft |
|---|---|---|---|---|
| 02/18/2026 02/18/26 | Sold | $395,000 | -1.0% | $65 / Sq Ft |
| 10/24/2025 10/24/25 | Pending | -- | -- | -- |
| 09/09/2025 09/09/25 | Price Changed | $399,000 | -7.1% | $66 / Sq Ft |
| 08/16/2025 08/16/25 | Price Changed | $429,500 | -7.6% | $71 / Sq Ft |
| 07/07/2025 07/07/25 | For Sale | $465,000 | 0.0% | $77 / Sq Ft |
| 07/15/2024 07/15/24 | Rented | $985 | 0.0% | -- |
| 06/08/2024 06/08/24 | Under Contract | -- | -- | -- |
| 05/15/2024 05/15/24 | For Rent | $985 | -92.5% | -- |
| 03/29/2024 03/29/24 | Rented | $13,200 | +1100.0% | -- |
| 03/11/2024 03/11/24 | Under Contract | -- | -- | -- |
| 02/26/2024 02/26/24 | Price Changed | $1,100 | -8.3% | $1 / Sq Ft |
| 01/05/2024 01/05/24 | For Rent | $1,200 | +26.3% | -- |
| 05/24/2023 05/24/23 | Rented | $950 | 0.0% | -- |
| 05/14/2023 05/14/23 | Under Contract | -- | -- | -- |
| 05/08/2023 05/08/23 | For Rent | $950 | +5.6% | -- |
| 01/06/2020 01/06/20 | Rented | $900 | 0.0% | -- |
| 12/27/2019 12/27/19 | Under Contract | -- | -- | -- |
| 12/11/2019 12/11/19 | For Rent | $900 | -- | -- |
Source: Western New York Real Estate Information Services (WNYREIS)
Tax History
| 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 |
|---|---|---|---|---|
| 2024 | $2,231 | $398,000 | $58,500 | $339,500 |
| 2023 | $2,017 | $398,000 | $58,500 | $339,500 |
| 2022 | $2,001 | $398,000 | $58,500 | $339,500 |
| 2021 | $2,001 | $398,000 | $58,500 | $339,500 |
| 2020 | $1,231 | $398,000 | $58,500 | $339,500 |
| 2019 | $6,153 | $160,000 | $35,100 | $124,900 |
| 2018 | $5,688 | $160,000 | $35,100 | $124,900 |
| 2017 | $5,538 | $160,000 | $35,100 | $124,900 |
Source: Public Records
Agents Affiliated with this Home
-
Karina Stachowiak
-
Pieter Louw
Buyer's Agent in 2026
Pieter Louw
Hunt Real Estate
(716) 883-2200
5 in this area
170 Total Sales
-
Mike Hartke
Seller's Agent in 2020
Mike Hartke
Howard Hanna
(716) 713-5045
3 in this area
131 Total Sales
Map
Source: Western New York Real Estate Information Services (WNYREIS)
MLS Number: B1620070
APN: 140200-100-780-0003-011-100
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