86 Edson Street, Buffalo, NY 14210
Buffalo Crk Reservation · Erie County
Key Facts
Description
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.
Property Information
Property Type
Residential
Sub-Type
Multi Family
Year Built
1900
Stories
2
Living Area
2,972 sq ft
Lot Size
0.08 acres
Lot Dimensions
34X108
Days on Market
5
MLS® Listing#
B1682060
Property Features
Appliances
Heating
Flooring
Basement
Lot Features
Construction
Utilities
Water Source
Financial Details
Annual Taxes
$2,575
Assessed Value
$82,000
Parcel Number
140200-133-350-0003-028-000
Directions
use google map
Affordability Calculator
$37,800
Estimated monthly payment
$1,006/mo
Principal $151,200 · Est. interest $210,937 over 30 yrs
Neighborhood Market Statistics
How this home compares to active listings in Buffalo, NY
- 46
- Median Days on Market
- 1,760
- Median Sq Ft
- $110
- Median Price / Sq Ft
- 817
- Active Listings
- Its price per sq ft is 42% below the area median.
Market statistics compiled from active EXIT Realty® and MLS listings in Buffalo, NY.
Location
Points of Interest in Buffalo, NY
Showing the Buffalo area map.
Nearby Schools
Mount Mercy Academy
School · 0.7 mi away
Trinity Catholic Academy
School · 0.7 mi away
Friends of P.S.
Elementary · 0.8 mi away
South Buffalo Charter School
Elementary · 0.8 mi away
PS 27 Hillery Park Academy
Elementary · 0.9 mi away
Discovery School
Elementary · 0.9 mi away
Winchester Elementary School
Elementary · 0.9 mi away
Bishop Timon High School
Secondary · 0.9 mi away
Potters Road School
Elementary · 1.1 mi away
South Park High School
Secondary · 1.2 mi away
Notre Dame Academy
School · 1.3 mi away
Southside Elementary School
Elementary · 1.3 mi away
Ambrose Catholic Academy
School · 1.4 mi away
South Buffalo Charter School
School · 1.5 mi away
Western New York Maritime Charter School
Secondary · 1.5 mi away
Monarch Little Learners Academy
School · 1.8 mi away
West Middle School
Secondary · 1.8 mi away
Global Concepts Charter School
School · 1.8 mi away
Lackawanna City School District
School · 1.9 mi away
West Seneca West Senior High School
Secondary · 1.9 mi away
Commute Calculator
Nearby Homes
Similar Homes Nearby
Similar Home Values
Comparable nearby listings and their asking prices.
| Address | Price | Beds | Baths | Sq Ft |
|---|---|---|---|---|
| 93 Gatchell Street, Buffalo, NY | $134,900 | 6 | 2 | 2,080 |
| 520 Lisbon Avenue, Buffalo, NY | $134,900 | 5 | 4 | 1,338 |
| 22 Frankfort Avenue, Buffalo, NY | $134,900 | 5 | 2 | 1,348 |
| 192 Baitz Avenue, Buffalo, NY | $134,900 | 7 | 2 | 2,446 |
| 40 Ullman Street, Buffalo, NY | $134,900 | 5 | 2 | 2,018 |
| 1310 E Lovejoy Street, Buffalo, NY | $135,000 | 6 | 2 | 2,168 |
Moving Cost Estimate
EXIT Agents in Buffalo
Listing Courtesy: Blue Eagle Realty Corp. - 716-436-1296
Presented by: Alan Findlay
IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. This data is deemed reliable by is not guaranteed accurate by the MLS.
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Fair Housing NoticeLast Updated: 2026-05-19