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.
Property Details
Price:
$269,900
MLS #:
B1655182
Status:
Pending
Beds:
5
Baths:
2
Type:
Single Family
Subtype:
Duplex
Subdivision:
Holland Land Company’s Su
Neighborhood:
buffalocity140200
Listed Date:
Dec 18, 2025
Finished Sq Ft:
1,606
Total Sq Ft:
1,606
Lot Size:
4,200 sqft / 0.10 acres (approx)
Year Built:
1937
See this Listing
Schools
School District:
Buffalo
Interior
Appliances
Gas Water Heater
Bathrooms
2 Full Bathrooms
Flooring
Ceramic Tile, Varies
Heating
Gas, Forced Air
Exterior
Architectural Style
Duplex
Construction Materials
Brick, Copper Plumbing
Exterior Features
Awnings
Parking Features
Concrete, Garage, Two Or More Spaces
Roof
Asphalt, Shingle
Financial
Taxes
$1,099
Map
Community
- Address25 Proctor Avenue Buffalo NY
- SubdivisionHolland Land Company’s Su
- CityBuffalo
- CountyErie
- Zip Code14215
Subdivisions in Buffalo
- 200 Delaware Condo
- 200 Delaware Residential
- 770 West Ferry Condo
- 800 West Ferry Condo
- 900 Delaware Condo
- Admirals Walk Condo
- Allentown
- Apollos Stevens Surv
- Appollo Stevens Surv
- Appollos Stevens Surv
- Bailey Estate 01
- Bailey Estates
- Bailey-Lovejoy
- Barker Square Condo
- Berkshire Terrace
- Bethune Lofts
- Bird Farm
- Black Rock
- Boulevard Land Co
- Bryant Parish Condo
- Buffalo
- Buffalo Crk Erservation
- Buffalo Crk Indian Reserv
- Buffalo Crk Resermation
- Buffalo Crk Reservation
- Buffalo Crk Sub
- Central Park
- City Centre Condo
- City/Buffalo
- Cold Springs
- Colvin Estates
- Colvin Park 01
- Colvin Park Map #4
- Colvin Park Sub Map #1
- Colvin Park Sub Map #2
- Congress Street
- Copeland Place
- Delaware District
- Delaware Tower
- Delaware Tower Condo
- Delaware Tower Condos
- Downtown
- East Side
- Elmwood
- Elmwood Strip
- Estate/James H Metcalfe
- Executive Condo
- Ferry
- Ferry Lt
- Fillmore Leroy
- First Ward
- Fruit Belt
- Garner
- Georgian Village Condo
- Gore
- Gore Tr
- Hamlin Park
- Highland Park
- Historic Warehouse Condo
- Historic Warehouse LLC
- Holland
- Holland Land
- Holland Land Co
- Holland Land Companies Su
- Holland Land Company
- Holland Land Company Surv
- Holland Land Company’s
- Holland Land Company’s Su
- Holland Land Companys
- Holland Land Companys Sub
- Holland Land Companys Sur
- Holland Land Compnay’s Su
- HOLLAND LAND COS SURV
- Holland Lands Company’s S
- Homes Tr
- Hospital Hill
- Humboldt Park
- Jones
- Jones Tr
- Jones Tract
- Judge’s Row
- Kaisertown
- Kensington
- Kensington Heights
- Kensington Park
- Lang Field Sub Map #2
- Late South Vlg/Black Rock
- Late Vlg/Black Rock
- Lee & Mcphersons Sub
- Lower West Side
- M Davey’s Surv
- Manns Plan
- Masten
- Masten Park
- Mile Reserve
- N3384/0001
- New York State Reservatio
- Niagara
- North Buffalo
- Ogden Gore Tr
- Parish
- Parish Tr
- Parish Tract
- Park Gardens Sub 1
- Park Gardens Sub 5
- Park Land Associations
- Park Lane Condo
- Park Meadow
- Park View Estates
- Parkside
- Pasquale Condo
- Polonia
- River View Land Co
- Rivermist Dev Ph 1
- Riverside
- Schiller Park
- Section 89 70
- South Buffalo
- South Park Sub
- South Village Black Road
- South Village Black Rock
- South Village/Black Rock
- South Vlg/Black Rock
- St Marys Square Condo
- Stevens Surv
- Symphony Circle Condo
- Tivoli Gardens Condo
- University District
- University Heights
- University Park Sub
- Vernon Triangle
- Waterfront Village Pt II
- Waterloo-Hubbell Sub
- West End Condo Bldg
- West Side
- Willert Park
- Woodside Land Co
Market Summary
Current real estate data for Single Family in Buffalo as of Feb 05, 2026
496
Single Family Listed
107
Avg DOM
133
Avg $ / SqFt
$279,771
Avg List Price
Property Summary
- Located in the Holland Land Company’s Su subdivision, 25 Proctor Avenue Buffalo NY is a Single Family for sale in Buffalo, NY, 14215. It is listed for $269,900 and features 5 beds, 2 baths, and has approximately 1,606 square feet of living space, and was originally constructed in 1937. The current price per square foot is $168. The average price per square foot for Single Family listings in Buffalo is $133. The average listing price for Single Family in Buffalo is $279,771.
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Courtesy of Howard Hanna WNY Inc.. Disclaimer: All data relating to real estate for sale on this page comes from the Broker Reciprocity (BR) of the New York State Alliance of MLSs. Detailed information about real estate listings held by brokerage firms other than Michael Paduano include the name of the listing broker. Neither the listing company nor Michael Paduano shall be responsible for any typographical errors, misinformation, misprints and shall be held totally harmless. The Broker providing this data believes it to be correct, but advises interested parties to confirm any item before relying on it in a purchase decision. Copyright 2026. New York State Alliance of MLSs. All rights reserved. 25 Proctor Avenue
Buffalo, NY