Charming Westside Multifamily Home with loads of character! We LOVE LOVE LOVE this house. These units are open and inviting with lots of natural light. The owners unit has that cool, artsy westside of Buffalo vibe. There is a great foyer with a closet when you enter and french doors lead into the living room with hardwood flooring. Next is the dining room and vintage style kitchen with blue cabinets. As you keep walking through this unit you discover more rooms like an office, entertainment room and you end up with two more bedrooms and a potential second full bath. The upstairs unit has a living room, dining room, kitchen, one bedroom and a bathroom. Both units have a porch and there is a fully fenced yard. This double is a must see. The lower unit could have an in law suite or could be separated into two units.
Multi-familyProperty Type
1910Year Built
4,470 sq ftLot Size
$101Est. Price/Sq.Ft.
2 spacesParking
Listing by Renee Moran• Red Door Real Estate WNY LLC
•716-768-1177 (broker)
•realtyrenee@gmail.com (broker)
Listing by Ahmad Nieves• Red Door Real Estate WNY LLC
Listing by Atlas Realty Trading Co LLC, (716) 868-8372
See all
Provided by Redfin
Sale history for 446 Normal Ave
Date
Event
Price
WNYREIS #B1421084
Dec 2, 2022
Sold
$107,500
$58/sq ft
Oct 5, 2022
Pending
—
Aug 12, 2022
Relisted
—
Jul 18, 2022
Listed
$125,000
$67/sq ft
Year
Property tax
Land + Additions
Assessment*
2026
$367
$26,000 + $85,000
$111,000
2025
$367 (−40.0%)
$26,000 + $85,000
$111,000
2024
$611 (+10.6%)
$16,000 + $93,000
$109,000
2023
$552 (−2.5%)
$16,000 + $93,000
$109,000
2022
$566 (+3.4%)
$16,000 + $93,000
$109,000
2021
$548 (−0.2%)
$16,000 + $93,000
$109,000
2020
$549 (−41.5%)
$16,000 + $93,000
$109,000
2019
$939 (+1.3%)
$5,300 + $30,600
$35,900
2018
$927 (+3.2%)
$5,300 + $30,600
$35,900
2017
$898 (+61.1%)
$5,300 + $30,600
$35,900
2016
$557 (+425.9%)
$5,300 + $30,600
$35,900
2015
$106 (+9.3%)
$5,300 + $30,600
$35,900
2014
$97
$5,300 + $30,600
$35,900
Tax history for 446 Normal Ave
Year
Property tax
Land + Additions
Assessment*
2026
$367
$26,000 + $85,000
$111,000
2025
$367 (−40.0%)
$26,000 + $85,000
$111,000
2024
$611 (+10.6%)
$16,000 + $93,000
$109,000
2023
$552 (−2.5%)
$16,000 + $93,000
$109,000
2022
$566 (+3.4%)
$16,000 + $93,000
$109,000
2021
$548 (−0.2%)
$16,000 + $93,000
$109,000
2020
$549 (−41.5%)
$16,000 + $93,000
$109,000
2019
$939 (+1.3%)
$5,300 + $30,600
$35,900
2018
$927 (+3.2%)
$5,300 + $30,600
$35,900
2017
$898 (+61.1%)
$5,300 + $30,600
$35,900
2016
$557 (+425.9%)
$5,300 + $30,600
$35,900
2015
$106 (+9.3%)
$5,300 + $30,600
$35,900
2014
$97
$5,300 + $30,600
$35,900
*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.
Public record
Public record
Zoning
Beds
4
Baths
3
Stories
2
Lot width
30 ft.
Lot depth
149 ft.
Lot size
4,470 Sq. Ft.
Year renovated
—
Sq. Ft.
1,862
Year built
1910
Style
Multi-Family (2-4 Unit)
County
Erie County
APN
140200A0995000003012000
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Sep 14, 2026.
N-2R
Residential Zone
The N-2R zone addresses residential areas adjoining more intensive mixed-use centers, generally defined by 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
Property details
Parking
Parking
Features: Two Or More Spaces
Interior
Room Information
Has Basement
Basement Information: Partial
Equipment
Appliances: Gas Water Heater
Interior Features
Flooring: Hardwood, Varies
Multi Unit Information
# Of Units Total: 2
# Of Units In Community: 2
# Of Separate Gas Meters: 2
# Of Separate Electric Meters: 2
Multi Unit Financial Information
Operating Expense Includes: Trash, Water/Sewer
Unit Type 1
Unit Description: ,Living Room
# of Bedrooms: 3
# of Bathrooms Total: 2
# of Full Bathrooms: 2
Actual Rent Range: 0
Unit Type 2
Unit Description: ,Living Room
# of Bedrooms: 1
# of Bathrooms Total: 1
# of Full Bathrooms: 1
Actual Rent Range: 0
Exterior
Building Information
Stories: 2
Stories (Total): 2
Year Built Details: Existing
Construction Details: Composite Siding
Lot Information
Lot Size Area: 0.1026
Lot Size Acres: 0.1026
Lot Size Dimensions: 30X149
Lot Features: Near Public Transit
Property Information
Resale
Financial
Assessments and Fees
Assessed Value: $109,000
Tax Information
Annual Tax Amount: $1,627
Rental Information
Owner Pays: Water
Rent Includes: Water
Utilities
Utility Information
Utilities: Sewer Connected, Water Connected
Sewer: Connected
Water Source: Connected, Public
Heating & Cooling
Has Heating
Heating: Gas, Forced Air
Public facts
Beds: 4
Baths: 3.0
Sq. Ft.: 1,862
Stories: 2.0
Lot Size: 4,470 square feet
Style: Multi-Family (2-4 Unit)
Year Built: 1910
Year Renovated: —
County: Erie County
APN: 140200A0995000003012000
Home facts updated by county records on Sep 14, 2026
Around this home
Schools
Dr Antonia Pantoja Community School Of Academic Ex
Public PreK-8 • Assigned • 0.2mi
2/10
International Preparatory School At Grover Clevela
Public 9-12 • Assigned • 0.7mi
1/10
Provided by GreatSchools
Lifestyle
Provided by Walk Score and Local Logic
Climate risks
3/10 Flood Factor
Estimated 11-17% chance 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, 15 days in 30 years
1/10 Wind Factor
Minimal risk of severe winds over next 30 years
4/10 Air Factor
4 unhealthy days expected this year, 9 days in 30 years
Provided by First Street
Historical weather
Buffalo, NY • 14213
Average low and high temperatures (°F)
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82
68
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62
76
59
62
47
49
38
37
25
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Feb
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Apr
May
Jun
Jul
Aug
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Dec
Sun exposure
Try the sun simulator tool to see how light moves across the property at different times of day and year.
Provided by Shadowmap
Estimated sale price
$179,000 – $217,000
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