86 Edson St

Buffalo, NY 14210

$189,000
Price
6
Beds
2,972 Sq. Ft.
$64 / Sq. Ft.
2,972
Sq. Ft.
$64
per Sq. Ft.
Get preapproved with Rocket Mortgage1
Pending
Pending

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...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.
  1. Listed by Alan Findlay • Blue Eagle Realty Corp.
    P: (716)-536-1787 C: (716)-436-1296 alanalanenator@gmail.com

Property Details for 86 Edson Street

Subdivision Comm Complex
Buffalo Crk Reservation
On Waterfront
No
Parking Description
Two Or More Spaces
Nearest Cross Street
seneca st
LISTING UPDATED: 05/26/2026 11:18 AM

Property Details for 86 Edson Street

StatusPending
MLS #B1682060
Days on Market5
Taxes$2,575 / year
HOA Fees-
Condo/Co-op Fees-
Property TypeMulti Family
MLS TypeMulti Family / Residential
Year Built1900
Lot Size0.08 AC / 3,672 SF
CountyErie County
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Location

Listing Courtesy of Blue Eagle Realty Corp.
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Building Information for 86 Edson Street

Stories2Residences2Year Built1900Building Size-Lot Size0.08 AC / 3,672 SF

Payment Calculator

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$1,156 per month

30 year fixed, 6.36% Interest

Principal and Interest

$942

Property Taxes

$215

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

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Property Information for 86 Edson Street

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: .00
Taxes and HOA Information
  • Area NYSWIS Code: Buffalo City-140200
  • Tax Annual Amount: $2,575.00
Property
Lot Information
  • Building Area Total: 2972.0
  • Land Features: Rectangular, Rectangular Lot, Residential Lot
  • Num Of Acres: 0.0843
  • Lot Size Area: 0.0843
  • Lot Size Square Feet: 3672.0
  • Lot Size Units: Acres
  • Parcel Number: 140200-133-350-0003-028-000
  • Road Frontage: City Street
  • Lot Number: 28
Property and Assessments
  • Property Condition: Resale
  • Senior Community YN: No
  • Assessed Value: $82,000
  • Year Built: 1900
  • Year Built Description: Existing
Utilities
  • Num Of Electric Meters: 2
  • Num Of Gas Meters: 2
  • Sewer Description: Connected
  • Utilities Available: Sewer Connected, Water Connected
  • Water Supply: Connected, Public
Interior and Exterior Features
Exterior Features
  • Construction Materials: Vinyl Siding
Interior Features
  • Appliances: Gas Water Heater
  • Basement Description: Full
  • Basement YN: Yes
  • Num Of Possible Bedrooms: 6
  • Num Fireplaces Total Calculated: 0
  • Fireplace YN: No
  • Floor Description: Laminate, Varies
  • Heating: Gas, Forced Air
  • Heating YN: Yes
  • Levels: Two
  • Sq Ft Total: 2972.0
  • 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: $1,100.00
  • Unit Type Baths Total: 1
  • Unit Type Beds Total: 3
  • Features: ,Living Room
  • Unit Type Total Rent: $1,100.00
  • Unit Type Num Full Baths: 1
  • Unit Type Num Half Baths: 0
  • Unit Type Actual Rent Range: 1100
Unit 2
  • Unit Type Actual Rent: $1,100.00
  • Unit Type Baths Total: 1
  • Unit Type Beds Total: 3
  • Features: ,Living Room
  • Unit Type Total Rent: $1,100.00
  • Unit Type Num Full Baths: 1
  • Unit Type Num Half Baths: 0
  • Unit Type Actual Rent Range: 1100
Rental
Rental Information
  • Rent Includes: Water

Property History for 86 Edson Street

DateEvent & SourcePriceAppreciation
May 24, 2026

Pending

WNYREIS #B1682060

—
May 19, 2026

Listed (Active)

WNYREIS #B1682060

$189,000—
Nov 17, 2021

Sold

WNYREIS #B1357861

$132,000—
DateEvent & SourcePrice
05/24/2026

Pending

WNYREIS #B1682060

—
05/19/2026

Listed (Active)

WNYREIS #B1682060

$189,000
11/17/2021

Sold

WNYREIS #B1357861

$132,000

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

Public Records for 86 Edson Street

Taxable ValueLand$1,700Additions$3,400Total$5,100
Tax Record2025$263 ($22 / month)
Home Facts
Beds0Lot Size1,700 SqFtStyleMiscellaneous ResidentialZoning9CountyERIEAPN146800 133.27-5-26

Schools near 86 Edson Street

This home is within Buffalo City School District.
Rating
School
Type
Grades
Distance
Lorraine Elementary School
Public - PK to 8
South Park High School
Public - 9 to 12
P.S. 27 Hillery Park Academy
Public - PK to 8
Discovery School
Public - PK to 8
Rating
School
Distance
Lorraine Elementary School
PublicPK to 8

South Park High School
Public9 to 12

P.S. 27 Hillery Park Academy
PublicPK to 8

Discovery School
PublicPK to 8

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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No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of descriptions or measurements (including square footage measurements and property condition), such should be independently verified, and Compass, Inc., its subsidiaries, affiliates and their agents and associated third parties expressly disclaims any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the discretion of the seller. No financial or legal advice provided. Equal Housing Opportunity.

Listing Courtesy of Blue Eagle Realty Corp.

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.