Large 3/3 double in heart of South Buffalo. Roof under 5 years old, most newer windows, nice large garage with newer overhead garage door. Offers presented as they come in.
Multi-familyProperty Type
1918Year Built
4,200 sq ftLot Size
$112Est. Price/Sq.Ft.
2 car garageParking
Listing by Thomas Oakley• WNY Metro Roberts Realty
•716-828-0005 (broker)
•metrorobertsrealty@gmail.com (broker)
Bought with Thomas Oakley• WNY Metro Roberts Realty
Great 3/3 double in the heart of South Buffalo, newer roof and windows,
Public Records
Oct 29, 1998
Sold
$48,540
$20/sq ft
Year
Property tax
Land + Additions
Assessment*
2025
$723 (+25.3%)
$21,000 + $198,000
$219,000
2024
$577 (+10.6%)
$10,000 + $93,000
$103,000
2023
$522 (−2.5%)
$10,000 + $93,000
$103,000
2022
$535 (+3.4%)
$10,000 + $93,000
$103,000
2021
$518 (−0.2%)
$10,000 + $93,000
$103,000
2020
$519 (−63.4%)
$10,000 + $93,000
$103,000
2019
$1,418 (+1.3%)
$5,800 + $48,400
$54,200
2018
$1,399 (+3.2%)
$5,800 + $48,400
$54,200
2017
$1,356 (+2.8%)
$5,800 + $48,400
$54,200
2016
$1,319 (+2.3%)
$5,800 + $48,400
$54,200
2015
$1,290 (+337.3%)
$5,800 + $48,400
$54,200
2014
$295
$5,800 + $48,400
$54,200
Tax history for 453 Abbott Rd
Year
Property tax
Land + Additions
Assessment*
2025
$723 (+25.3%)
$21,000 + $198,000
$219,000
2024
$577 (+10.6%)
$10,000 + $93,000
$103,000
2023
$522 (−2.5%)
$10,000 + $93,000
$103,000
2022
$535 (+3.4%)
$10,000 + $93,000
$103,000
2021
$518 (−0.2%)
$10,000 + $93,000
$103,000
2020
$519 (−63.4%)
$10,000 + $93,000
$103,000
2019
$1,418 (+1.3%)
$5,800 + $48,400
$54,200
2018
$1,399 (+3.2%)
$5,800 + $48,400
$54,200
2017
$1,356 (+2.8%)
$5,800 + $48,400
$54,200
2016
$1,319 (+2.3%)
$5,800 + $48,400
$54,200
2015
$1,290 (+337.3%)
$5,800 + $48,400
$54,200
2014
$295
$5,800 + $48,400
$54,200
*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
6
Baths
2
Stories
2
Lot width
35 ft.
Lot depth
120 ft.
Lot size
4,200 Sq. Ft.
Year renovated
—
Sq. Ft.
2,420
Year built
1918
Style
Multi-Family (2-4 Unit)
County
Erie County
APN
140200A1333200007023000
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Aug 12, 2026.
N-3E
Mixed-Use Edge Zone
The N-3E zone addresses transitional areas in Buffalo’s streetcar neighborhoods, typically located at the edges of more intense mixed-use centers. These areas are defined primarily by a mix of homes and stores.
Permitted uses
Include but are not limited to:
Day care facility
General retail
Restaurant
Housing-Group
Housing-Single unit
Housing-Multiple units
Housing-Senior
Hotel / motel
Office
Park & open space
Property details
Parking
Garage/Carport Information
Has Garage
# of Garage Spaces: 2
Parking
Features: Garage, Paved
Interior
Room Information
Has Basement
Basement Information: Full
Equipment
Appliances: Gas Water Heater
Interior Features
Window Features: Leaded Glass, Thermal Windows
Flooring: Carpet, Hardwood, Tile, Varies
Other Features: Natural Woodwork
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: See Remarks
Unit Type 1
Unit Description: ,Eat-In Kitchen,Formal Dining Room,Living Room
# of Bedrooms: 3
# of Bathrooms Total: 1
# of Full Bathrooms: 1
Total Rent: $650
Actual Rent: $650
Actual Rent Range: 650
Unit is Leased
Lease Expires: Sunday, May 1, 2022
Unit Type 2
Unit Description: ,Eat-In Kitchen,Formal Dining Room,Living Room
# of Bedrooms: 3
# of Bathrooms Total: 1
# of Full Bathrooms: 1
Actual Rent Range: 0
Unit is Month-to-Month
Exterior
Building Information
Stories: 2
Stories (Total): 2
Year Built Details: Existing
Roof Details: Asphalt
Construction Details: Composite Siding
Exterior Features
Exterior Features: Fence
Fencing: Partial
Lot Information
Lot Size Area: 0.0964
Lot Size Acres: 0.0964
Lot Size Dimensions: 35X120
Lot Features: Near Public Transit
Property Information
Foundation Details: Stone
Resale
Financial
Assessments and Fees
Assessed Value: $103,000
Tax Information
Annual Tax Amount: $1,634
Rental Information
Owner Pays: Trash Collection, Water
Rent Includes: Trash Collection, 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: 6
Baths: 2.0
Sq. Ft.: 2,420
Stories: 2.0
Lot Size: 4,200 square feet
Style: Multi-Family (2-4 Unit)
Year Built: 1918
Year Renovated: —
County: Erie County
APN: 140200A1333200007023000
Home facts updated by county records on Aug 12, 2026
Around this home
Schools
Lorraine Elementary School
Public PreK-8 • Assigned • 0.3mi
4/10
South Park High School
Public 9-12 • Assigned • 0.5mi
2/10
Provided by GreatSchools
Lifestyle
Provided by Walk Score and Local Logic
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, 15 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 • 14220
Average low and high temperatures (°F)
29
19
31
19
48
31
57
40
63
49
75
62
81
68
78
62
75
59
62
47
49
38
37
25
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
In this area, properties receive around 9.4 hours in
June and 2.2 hours in December, placing it below the
U.S. average for solar exposure.
9.4 hrs
2.2 hrs
JuneDecember
Provided by Shadowmap
Estimated sale price
$258,000 – $312,000
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