Charming, fully updated brick Cape Cod featuring 3 bedrooms and 1.5 bathrooms. The main level offers a bright living room, formal dining room, spacious kitchen, one bedroom, and a convenient half bath.
Upstairs, you’ll find two additional bedrooms and a full bathroom, providing privacy and flexibility for family or guests. With over 1,100 square feet of living space, this home sits on a generously sized lot with a detached garage and ample outdoor space for entertaining.
The classic low-maintenance brick exterior offers timeless curb appeal, while the inviting front porch is the perfect spot to enjoy your morning coffee or unwind in the evening.
Please note: Some images have been virtually enhanced to illustrate the space’s potential when furnished.
Upstairs, you’ll find two additional bedrooms and a full bathroom, providing privacy and flexibility for family or guests. With over 1,100 square feet of living space, this home sits on a generously sized lot with a detached garage and ample outdoor space for entertaining.
The classic low-maintenance brick exterior offers timeless curb appeal, while the inviting front porch is the perfect spot to enjoy your morning coffee or unwind in the evening.
Please note: Some images have been virtually enhanced to illustrate the space’s potential when furnished.
Property Details
Price:
$199,900
MLS #:
B1703373
Status:
Pending
Beds:
3
Baths:
2
Type:
Single Family
Subtype:
SingleFamilyResidence
Subdivision:
Map #2 Lang Freed Sub
Neighborhood:
buffalocity140200
Listed Date:
Jul 31, 2026
Finished Sq Ft:
1,115
Total Sq Ft:
1,115
Lot Size:
5,600 sqft / 0.13 acres (approx)
Year Built:
1948
See this Listing
Schools
School District:
Buffalo
Interior
Appliances
Dishwasher, Gas Oven, Gas Range, Gas Water Heater, Microwave, Refrigerator
Bathrooms
1 Full Bathroom, 1 Half Bathroom
Flooring
Luxury Vinyl, Tile, Varies
Heating
Electric, Gas, Forced Air
Interior Features
Separate Formal Dining Room, Other, See Remarks
Levels
Two
Main Level Bathrooms
1
Main Level Bedrooms
1
Exterior
Architectural Style
Cape Cod, Two Story
Construction Materials
Brick
Exterior Features
Concrete Driveway
Garage Spaces
1
Lot Features
Rectangular, Rectangular Lot, Residential Lot
Parking Features
Detached, Garage
Stories
2
Financial
Taxes
$1,518
Map
Community
- Address104 Proctor Avenue Buffalo NY
- SubdivisionMap #2 Lang Freed Sub
- CityBuffalo
- CountyErie
- Zip Code14215
Subdivisions in Buffalo
- 200 Delaware Condo
- 770 West Ferry Condo
- 800 West Ferry Condo
- Admirals Walk Condo
- Allentown
- Appollos Stevens
- Bailey Estate
- Bailey Estates
- Bailey-Lovejoy
- Berkshire Terrace
- Bird Farm
- Black Rock
- Bronson Park
- Bryant Parish Condo
- Buffal0 Crk Reservation
- Buffalo
- Buffalo Creek Reservation
- Buffalo Crk
- Buffalo Crk Indian Reserv
- Buffalo Crk Reservation
- Buffalo Stove Works Prop
- Carriage Lane Condo Bldg
- Central Park
- City Centre Condo
- City Of Buffalo
- City/Buffalo
- Cold Springs
- Colvin Estates
- Colvin Park
- Colvin Park New 04
- Delaware District
- Delaware Tower
- Delaware Tower Condo
- Delaware Tower Condos
- Downtown
- Drexel Add
- Drexel Sub
- East Side
- Ebenezer Lands
- Elmwood
- Elmwood Strip
- Estate/James H Metcalfe
- Executive Condo
- Ferry
- Ferry Lt
- Fillmore Leroy
- First Ward
- Fruit Belt
- Gore
- Gore Tr
- Hamlin Park
- Highland Park
- Historic Warehouse Condo
- Holland Company’s Surv
- Holland Land
- Holland Land Co
- Holland Land Companies Su
- Holland Land Company
- Holland Land Company ‘s S
- Holland Land Company Surv
- Holland Land Company’s Su
- Holland Land Companys
- Holland Land Companys Sur
- Holland Land Cos Curv
- HOLLAND LAND COS SURV
- Holland Land’s Company Su
- Holland Lands Company’s S
- Homes Tr
- Hospital Hill
- Humboldt Park
- James Sperry’s Surv
- Jones
- Jones Tr
- Kaisertown
- Kensington
- Kensington Park
- Land Company’s Surv
- Lands/The Richmond Avenue
- Lang Field Sub Map #2
- Lee & Mcphersons Sub
- Lower West Side
- Manns Plan
- Marina Park Condo B Bldg
- Masten Park
- New York State Reservatio
- Niagara
- North Buffalo
- Parish
- Parish Tr
- Parkside
- Pasquale Condo
- Polonia
- Rivermist Dev Ph 1
- Riverside
- Schiller Park
- South Buffalo
- South Vlg/Black Rock
- St Marys Square Condo
- Steven’s Surv
- Stevens Surv
- University District
- University Heights
- University Park Sub
- Waterfront Village Pt I
- Waterfront Village Pt Ii
- West Side
- Willert Park
- Willert Park Village Ph 1
Market Summary
Current real estate data for Single Family in Buffalo as of Oct 14, 2026
802
Single Family Listed
81
Avg DOM
131
Avg $ / SqFt
$228,353
Avg List Price
Property Summary
- Located in the Map #2 Lang Freed Sub subdivision, 104 Proctor Avenue Buffalo NY is a Single Family for sale in Buffalo, NY, 14215. It is listed for $199,900 and features 3 beds, 2 baths, and has approximately 1,115 square feet of living space, and was originally constructed in 1948. The current price per square foot is $179. The average price per square foot for Single Family listings in Buffalo is $131. The average listing price for Single Family in Buffalo is $228,353.
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Courtesy of Atlas Realty Trading Co LLC. 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. 104 Proctor Avenue
Buffalo, NY