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About this home
This fully vacant South Buffalo two-unit offers a turn-key opportunity for both owner-occupants looking to house hack and investors seeking maximum returns. Featuring a refreshed lower kitchen and modern updates to both bathrooms, the property is move-in ready with zero inherited leases—allowing you to set top market rents from day one or move right in while renting out the other unit. Situated in one of the area’s most stable rental markets, you are just minutes from Cazenovia Park, Mercy Hospital, and the everyday shops and restaurants along Seneca Street, with effortless commutes via Route 5, I-190, and downtown Buffalo. Vacant doubles in this location are in high demand and ready for immediate occupancy—schedule your showing today!
Multi-familyProperty Type
1900Year Built
8,316 sq ftLot Size
$91Price/Sq.Ft.
2 spacesParking
Listing by Brandon Rothenberg• WNY Metro Roberts Realty
Cazenovia Park, located between South Park Avenue and Seneca Street, is a residential and park-centered Buffalo neighborhood with a Frederick Law Olmsted-designed landscape and a steady, porch-lined streetscape. The neighborhood’s character concentrates around the South Park Avenue corridor by Cazenovia Park, where corner taverns, longtime eateries, and small storefronts set a lived-in, local rhythm. Early-20th-century doubles and compact bungalows sit close to the sidewalk, with mature trees and short blocks shaping a walkable feel. The park’s lagoons, bridges, and ballfields anchor daily routines, from loops around the water to pickup games. Community pillars include the Cazenovia Park Casino, Doc Sullivan’s, and Blackthorn Restaurant & Pub.
Provided by Walk Score and Local Logic
Property details
Interior
Exterior
Finance
Kitchen
Bathroom
Bedroom
Living
Dining
Interior features
Leaded glass windows
Full basement
Bathrooms
2 full bathrooms
Kitchen
Gas water heater
Laundry & utility
Washer hookup
Flooring
Carpet, hardwood, laminate, and tile
Heating & cooling
Gas forced-air heating
Exterior features
Deck
Partial fencing
Rectangular lot near public transit
Main thoroughfare frontage
Home design
Two stories
Parking
Concrete parking
Two or more parking spaces
Construction
Asphalt roof
Wood siding
Stone foundation
Utilities
Connected electricity with circuit breakers
Connected sewer
Public water connected
Financial info
Two units
Two separate gas meters
Two separate electric meters
Operating expenses: see remarks
Electricity and solar
View estimated energy costs and solar savings for this home
The N-3R zone addresses residential areas adjoining the centers of Buffalo's streetcar neighborhoods, generally defined by moderately compact residential blocks, which occasionally include small mixed use buildings.
Permitted uses
Include but are not limited to:
Garden center
Housing-Group
Housing-Single unit
Housing-Multiple units
Park & open space
Climate risks
1/10 Flood Factor
Minimal risk of a flood reaching the building in the next 30 years
1/10 Fire Factor
Unlikely to be in a wildfire in next 30 years
3/10 Heat Factor
7 days above 92° expected this year, 16 days in 30 years
1/10 Wind Factor
Minimal risk of severe winds over next 30 years
3/10 Air Factor
2 unhealthy days expected this year, 3 days in 30 years
Provided by First Street
Historical weather
Buffalo, NY • 14210
Average low and high temperatures (°F)
29
19
31
19
47
31
56
40
62
49
75
62
80
68
78
62
74
57
62
47
49
38
37
25
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
99/ 100
Exceptional sunlight
Sunscore
This home ranks in the top 1% for direct sun exposure in Buffalo. There appears to be minimal shading by surrounding buildings, terrain, and vegetation.
10.5 hrs
5.8 hrs
JuneDecember
Provided by Shadowmap
Redfin Estimate for 17 Indian Church Rd
$220,128
$228 over list price of $220K
Nearby comparable homes
The Redfin Estimate uses 5 recent nearby sales, priced between $190K to $250K.