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 courtesy of Alan Findlay of Blue Eagle Realty Corp. (716) 436-1296



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