99 Lakeview Avenue

Value-add duplex on Buffalo's thriving Lower West Side — one of only five duplexes active on the West Side MLS under $150k, while 62 duplexes in this market have closed at $250k+ in the past 12 months. Blocks from the new pedestrian bridge to Ralph Wilson Park, a 100+ acre waterfront destination on Lake Erie, and minutes from D'Youville University — a growing NCAA Division II institution driving consistent rental demand in this corridor. Parks, playgrounds, soccer fields, tennis courts, running tracks, and dog parks are all steps away. The lower unit is the standout: 3 bedrooms, 1 bath, gleaming hardwood floors, large bedrooms with oversized closets, original ornate moldings, and a stunning marble fireplace. Gas boiler heat. The upper unit offers 2 bedrooms plus a flexible bonus room easily used as a 3rd bedroom, 1 bath, and in-unit space heater. Both units have gas hot water. 3-year-old tear-off roof, 2-year-old circuit breakers, 2 electric meters, 2 gas meters. Full walk-up attic, partial basement with crawlspace. Post-renovation, conservative rents of $1,500/unit generate $36k gross annually. After expenses, NOI pencils to $25,807. At an 8% cap rate, income approach value exceeds $322k. Immediate comps support $300k ARV — cross Porter Ave or Niagara St and duplexes trade at $350k–$450k. Ideal for an owner-occupant, BRRR investor, or self-performing flipper. ** OFFERS DUE WEDNESDAY, APRIL 2, 2026 BY 5:00 PM **