25 Proctor Ave

Buffalo, NY 14215

$269,900
Price
5
Beds
1,606 Sq. Ft.
$168 / Sq. Ft.
1,606
Sq. Ft.
$168
per Sq. Ft.
Get preapproved with Rocket Mortgage1
Pending
Pending

Description

Property was measured by Cubicasa App, that's why public record is different that listed size. This charming 2-family brick home offering a great opportunity for owner-occupants or investors. The property features 3 bedrooms in lower unit and 2 bedrooms in upper unit, with 2 full bathrooms in total. Solid all-brick construction with a long concrete driveway leading to a 2-car garage. Recent updates include new windows, new flooring throughout, updated kitchens and bathrooms, modern LED lighting fixtures,...Property was measured by Cubicasa App, that's why public record is different that listed size. This charming 2-family brick home offering a great opportunity for owner-occupants or investors. The property features 3 bedrooms in lower unit and 2 bedrooms in upper unit, with 2 full bathrooms in total. Solid all-brick construction with a long concrete driveway leading to a 2-car garage. Recent updates include new windows, new flooring throughout, updated kitchens and bathrooms, modern LED lighting fixtures, and new electric panel, new roof 2025 (overlap). Laundry hook up ready, and the full basement provides plenty of additional storage space. Conveniently located near shopping, schools, public transportation, and major routes. A move-in ready multi-family property with strong rental or owner occupied potential.
  1. Listed by Muhammad Ahsan • Howard Hanna WNY Inc.
    P: (716)-773-1900 C: (716)-617-8330 muhammadahsan@howardhanna.com
  2. Listed by Elizabeth A Wilbert • Howard Hanna WNY Inc.
    P: (716)-773-1900 C: (716)-983-7363 elizabethwilbert@howardhanna.com

Property Details for 25 Proctor Avenue

Subdivision Comm Complex
Holland Land Company's Su
Styles Of Residence
Duplex
On Waterfront
No
Parking Description
Concrete, Garage, Two Or More Spaces
Nearest Cross Street
Bailey Avenue
LISTING UPDATED: 01/14/2026 06:54 PM

Property Details for 25 Proctor Avenue

StatusPending
MLS #B1655182
Days on Market24
Taxes$1,099 / year
HOA Fees-
Condo/Co-op Fees-
Compass TypeMulti Family
MLS TypeResidential / Duplex
Year Built1937
Lot Size0.10 AC / 4,200 SF
CountyErie County
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Location

Listing Courtesy of Howard Hanna WNY Inc.
Add your commute

Building Information for 25 Proctor Avenue

Stories2Residences2Year Built1937Building Size-Lot Size0.10 AC / 4,200 SF

Payment Calculator

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$1,407 per month

30 year fixed, 6.15% Interest

Principal and Interest

$1,315

Property Taxes

$92

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

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Property Information for 25 Proctor Avenue

Summary
Location and General Information
  • Elementary School District: Buffalo
  • High School District: Buffalo
  • Middle Or Junior School District: Buffalo
  • Village: Not Applicable
  • Human YN: Yes
Parking
  • Garage Spaces per Apt: 2.00
  • Garage YN: Yes
Taxes and HOA Information
  • Area NYSWIS Code: Buffalo City-140200
  • Tax Annual Amount: $1,099.00
Property
Lot Information
  • Building Area Source: Other
  • Building Area Total: 1606.0
  • Land Features: Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
  • Num Of Acres: 0.1
  • Lot Size Area: 0.1
  • Lot Size Square Feet: 4200.0
  • Lot Size Units: Acres
  • Parcel Number: 140200-090-650-0005-004-000
  • Road Frontage: City Street
  • Lot Number: 4
Property and Assessments
  • Property Condition: Resale
  • Assessed Value: $130,000
  • Year Built: 1937
  • Year Built Description: Existing
  • Zoning Description: Residential 2 Unit
  • Property Sub Type Additional: Duplex
Utilities
  • Num Of Electric Meters: 2
  • Num Of Gas Meters: 2
  • Sewer Description: Connected
  • Utilities Available: Cable Available, Sewer Connected, Water Connected
  • Water Supply: Connected, Public
Interior and Exterior Features
Exterior Features
  • Construction Materials: Brick, Copper Plumbing
  • Exterior Features: Awnings
  • Roof Description: Asphalt, Shingle
  • Structure Type: Duplex
Interior Features
  • Appliances: Gas Water Heater
  • Basement Description: Full
  • Basement YN: Yes
  • Num Of Possible Bedrooms: 5
  • Num Fireplaces Total Calculated: 0
  • Fireplace YN: No
  • Floor Description: Ceramic Tile, Varies
  • Heating: Gas, Forced Air
  • Heating YN: Yes
  • Levels: Two
  • Sq Ft Total: 1606.0
  • Main Level Bathrooms: 0
Multi Family
Multi-Family Information
  • Number Of Units In Community: 2
  • Number Of Units Total: 2
  • Operating Expense Includes: Water Sewer
  • Stories: 2
  • Stories Total: 2
Unit 1
  • Unit Type Actual Rent: $.00
  • Unit Type Baths Total: 1
  • Unit Type Beds Total: 2
  • Features: Oven/ Range,Porch
  • Unit Type Total Rent: $.00
  • Unit Type Num Full Baths: 1
  • Unit Type Num Half Baths: 0
  • Unit Type Actual Rent Range: 0
Unit 2
  • Unit Type Actual Rent: $.00
  • Unit Type Baths Total: 1
  • Unit Type Beds Total: 3
  • Features: Oven/ Range,Refrigerator,Dining Area With Living Room,Formal Dining Room
  • Unit Type Total Rent: $.00
  • Unit Type Num Full Baths: 1
  • Unit Type Num Half Baths: 0
  • Unit Type Actual Rent Range: 0
Rental
Rental Information
  • Rent Includes: Water

Property History for 25 Proctor Avenue

DateEvent & SourcePriceAppreciation
Jan 11, 2026

Pending

WNYREIS #B1655182

—
Dec 18, 2025

Listed (Active)

WNYREIS #B1655182

$269,900—
Jun 20, 2025

Sold

WNYREIS #B1592219

$170,000—
Jun 12, 2025

Sold (Public Record)

Public Record #1907215448

$170,000—
Mar 14, 2025

Pending

WNYREIS #B1592219

—
Mar 14, 2025

Listed (Active)

WNYREIS #B1592219

$160,000—
DateEvent & SourcePrice
01/11/2026

Pending

WNYREIS #B1655182

—
12/18/2025

Listed (Active)

WNYREIS #B1655182

$269,900
06/20/2025

Sold

WNYREIS #B1592219

$170,000
06/12/2025

Sold (Public Record)

Public Record #1907215448

$170,000
03/14/2025

Pending

WNYREIS #B1592219

—
03/14/2025

Listed (Active)

WNYREIS #B1592219

$160,000

For completeness, Compass often displays two records for one sale: the MLS record and the public record.

Public Records for 25 Proctor Avenue

Taxable ValueLand$4,700Additions$40,300Total$45,000
Tax Record2024$731 ($61 / month)
Home Facts
Baths2Total Finished SqFt1,536 SqFtAbove Grade Finished SqFt1,536 SqFtStories2Lot Size4,200 SqFtStyleDuplexYear Built1937ZoningN-3RCountyERIEAPN140200 90.65-5-4

Schools near 25 Proctor Avenue

This home is within Buffalo City School District.
Rating
School
Type
Grades
Distance
Frederick Olmsted 56
Public - 5 to 12
P.S. 82
Public - PK to 4
PS 61 Arthur O Eve School of Distinction
Public - PK to 4
P.S. 84
Public - K to 12
Rating
School
Distance
Frederick Olmsted 56
Public5 to 12

P.S. 82
PublicPK to 4

PS 61 Arthur O Eve School of Distinction
PublicPK to 4

P.S. 84
PublicK to 12

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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Listing Courtesy of Howard Hanna WNY Inc.

Based on information from one of the following Multiple Listing Services: WNYREIS and Greater Binghamton Association of REALTORS. Information being provided is for the visitor's personal, noncommercial use and may not be used for any purpose other than to identify prospective properties visitor may be interested in purchasing. The data contained herein is copyrighted by WNYREIS and Greater Binghamton Association of REALTORS is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited. Property information referenced on this web site comes from the Internet Data Exchange (IDX) program of the MLS. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site. For the avoidance of doubt, the accuracy of all information, regardless of source, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.