Your Agent

Sean Flynn

REALTOR® at Updegraff Group Realty

Office: 585-577-5993

Property Attributes

MLS#B1682294
TypeSingle Family
Listing Status Active
CountyERIE
CityBuffalo
AreaBuffalo City
NeighborhoodParish
Zip14207
StyleTwoStory
Year Built1910
Taxes$ 1228
Price$ 84,000
Bedrooms5
Full Bathrooms1
Half Bathrooms0
Sqr Footage1750
Lot Size0.1159 Acres

Data Source:

Central New York Information Services (CNYIS)

Property Description

Investor Opportunity: 93 Farmer St, Buffalo, NY 14207 (Black Rock Neighborhood)Turnkey Cash-Flow Single-Family with Strong Upside PotentialThis 4-bedroom, 1-bath, 1,750 sq ft home (built 1910) sits on a 5,000+ sq ft lot in Buffalo’s established Black Rock neighborhood — an affordable, renter-friendly area with solid demand from working families and proximity to employment centers, transit, and revitalization corridors. Key Investment Highlights:Low Acquisition Basis: Last sold for $63,000 in 2022; current estimates range $108K–$143K, offering room for immediate equity through light updates. Rental Potential: Spacious layout supports strong rents — Zestimate around $1,788/month. Black Rock median rents hover ~$1,100–$1,800 depending on condition and bedrooms, delivering attractive cash-on-cash returns in a market known for favorable price-to-rent ratios. Recent Updates (per prior listing): Newer roof/gutters (2012), updated electric, Anderson windows, water main replacement, aluminum siding, and more. Fenced yard with fruit trees adds tenant appeal and low-maintenance outdoor space. Low Carrying Costs: Annual taxes ~$657 — very manageable for investors. Market Tailwinds: Buffalo ranks among the top U.S. markets for 2026 investment due to affordability, rental demand, and steady appreciation potential amid city revitalization. Black Rock offers a stable rental pocket with ongoing interest from both owner-occupants and investors. Perfect for:House hacking (live in one bedroom, rent the rest) Buy-and-hold rental Light rehab/flip for quick equity This property delivers immediate cash flow + forced appreciation in a resilient Rust Belt market that continues to attract investors seeking high yields without coastal price tags. Ideal entry point for portfolios looking to scale in Buffalo’s strong 2026 outlook.

Price History
5/18/2026	Listed $115,000
5/22/2026	6$109,000
5/26/2026	4$105,000
5/28/2026	4$101,000
6/10/2026	2$99,000
8/26/2026	16$84,000

General Features

Sewer	Connected
Heating	Gas,None,SpaceHeater
Utilities	SewerConnected,WaterConnected
Possession	CloseOfEscrow
Appliances	GasWaterHeater
Garage Spaces	0.0
Architectural Style	TwoStory
Construction Materials	VinylSiding
School District	Buffalo
Year Built	1910
Stories Count	2
Township	Not Applicable
Levels	Two
Property Subtype	SingleFamilyResidence
County	Erie
Property Type	Residential
Subdivision Name	Parish
Garage Y/N	No
Total Rooms	10
Full Baths	1
Status	Active
City	Buffalo
Senior Community Y/N	No
High School District	Buffalo
MLS Area	Buffalo City-140200
Lot Size Units	Acres
Lot Size Square Feet	5049.0
Year Built Details	Existing
Tax Annual Amount	1228.0
Property Condition	Resale
Standard Status	Active
Middle/Junior School District	Buffalo
Elementary School District	Buffalo
Tax Assessed Value	44000
TaxOtherAnnualAssessmentAmount	0.0
Tax Lot	4

Interior Features

Interior Amenities	EatInKitchen
Basement	CrawlSpace
Flooring	Hardwood,Varies
Total Stories	2
Heating Y/N	No
Fireplace Y/N	No
Total Bedrooms	5
Main Level Bedrooms	2
Main Level Bathrooms	1
Total Baths	1

Exterior Features

Parking Features	NoGarage,NoDriveway
Lot Features	Rectangular,RectangularLot,ResidentialLot
Water Source	Connected,Public
Lot Size Area	0.1159
Foundation Details	Block
Building Area Total	1750.0
Lot Dimensions	34X148
Lot Size Acres	0.1159
Waterfront Y/N	No
Road Frontage Type	CityStreet