86 Edson St Buffalo, NY 14210
Cazenovia Park NeighborhoodEstimated payment $1,236/month
About This Home
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.
Listing Agent
Listing by Blue Eagle Realty Corp. Brokerage Phone: 716-436-1296 License #10401299791 Listed on: 05/19/2026
Property Details
Home Type
- Multi-Family
Est. Annual Taxes
- $2,575
Year Built
- Built in 1900
Lot Details
- 3,672 Sq Ft Lot
- Lot Dimensions are 34x108
- Rectangular Lot
Parking
- 2 Parking Spaces
Home Design
- Vinyl Siding
Interior Spaces
- 2,972 Sq Ft Home
- 2-Story Property
- Laminate Flooring
- Basement Fills Entire Space Under The House
Bedrooms and Bathrooms
- 6 Bedrooms
- 2 Full Bathrooms
Utilities
- Forced Air Heating System
- Heating System Uses Gas
- Gas Water Heater
Listing and Financial Details
- Tax Lot 28
- Assessor Parcel Number 140200-133-350-0003-028-000
Community Details
Overview
- 2 Units
- Buffalo Crk Reservation Subdivision
Building Details
- 2 Separate Gas Meters
Map
Home Values in the Area
Average Home Value in this Area
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 | $1,913 | $223,000 | $10,000 | $213,000 |
| 2024 | $460 | $82,000 | $6,400 | $75,600 |
| 2023 | $426 | $82,000 | $6,400 | $75,600 |
| 2022 | $412 | $82,000 | $6,400 | $75,600 |
| 2021 | $412 | $82,000 | $6,400 | $75,600 |
| 2020 | $431 | $82,000 | $6,400 | $75,600 |
| 2019 | $1,536 | $56,000 | $5,400 | $50,600 |
| 2018 | $1,446 | $56,000 | $5,400 | $50,600 |
| 2017 | $333 | $56,000 | $5,400 | $50,600 |
| 2016 | $1,363 | $56,000 | $5,400 | $50,600 |
| 2015 | -- | $56,000 | $5,400 | $50,600 |
| 2014 | -- | $56,000 | $5,400 | $50,600 |
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 |
|---|---|---|---|---|---|
| 05/26/2026 05/26/26 | Pending | -- | -- | -- | |
| 05/19/2026 05/19/26 | For Sale | $189,000 | +43.2% | $64 / Sq Ft | |
| 11/17/2021 11/17/21 | Sold | $132,000 | 0.0% | $44 / Sq Ft | View Prior Sale |
| 08/10/2021 08/10/21 | Pending | -- | -- | -- | |
| 08/09/2021 08/09/21 | For Sale | $132,000 | -- | $44 / Sq Ft |
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 | Type | Sale Price | Title Company |
|---|---|---|---|
| Warranty Deed | $132,000 | None Available |
Mortgage 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 | Status | Loan Amount | Loan Type |
|---|---|---|---|
| Open | $192,000 | Commercial |
Source: Western New York Real Estate Information Services (WNYREIS)
MLS Number: B1682060
APN: 140200-133-350-0003-028-000
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