Pending

$179,800

Est. $1,376/mo —

•

1,207

sq ft

535 Ayer Rd, Buffalo, NY 14221

About this home

BACK ON THE MARKET. Opportunity is knocking in sought-after Williamsville! This two-bedroom (could be three) home offers a solid foundation and flexible layout for those ready to bring their vision to life. Inside, you’ll find a spacious family room with a gas fireplace, a separate living room, and a bonus room that can easily adapt to your needs—home office, hobby space, or future expansion. The galley kitchen provides a practical footprint, ready for your personal updates and design ideas. Key mechanical improvements have already been started, including a furnace that is just one year old and updated electrical service within the past four years. The basement features glass block windows, adding durability and security. Set on a very large lot, the outdoor space offers endless potential for expansion, recreation, or landscaping. A shed provides additional storage for tools and equipment. Whether you’re an investor, flipper, or buyer looking to build equity, this property presents a strong opportunity in a desirable location close to shopping, dining, and conveniences. Bring your ideas and make it your own! Seller reserves the right to set a deadline for offers.

Single-familyProperty Type

1947Year Built

0.38 acresLot Size

$149Price/Sq.Ft.

Listing by Sherry Thomas • WNY Metro Roberts Realty

•716-668-2500 (broker)

•metrorobertsrealty@gmail.com (broker)

Contact: 716-668-2500

Listing updated: Jul 6, 2026 at 01:51pm

Redfin checked: a few seconds ago

•Source:WNYREIS #B1674142

Payment calculator

$1,376 per month

Principal and interest$945

Property taxes

$403

HOA dues

Home insurance

$28

Utilities

Add

5 minutes to get started. No credit impact.

Mortgage resources

Open houses

No upcoming open houses.

Nearby open houses (10)

OPEN SEP 7, 11AM TO 1PM
$399,900
4 beds2.5 baths2,317 sq ft
39 Delwood Rd, Buffalo, NY 14217
Listing by HUNT Real Estate ERA, (716) 834-5400
OPEN SEP 7, 11AM TO 1PM
$370,000
4 beds1.5 baths1,734 sq ft
48 Foxhunt Rd, Lancaster, NY 14086
Listing by WNY Real Estate, (716) 390-1915
OPEN SEP 93D WALKTHROUGH
$324,900
3 beds2 baths1,754 sq ft
457 N Creek Dr, Depew, NY 14043
Listing by WNY Metro Roberts Realty, (716) 662-0449
OPEN SEP 9, 5PM TO 7PM
$199,888
4 beds2 baths1,262 sq ft
69 Lyman Ave, Buffalo, NY 14225
Listing by WNY Metro Roberts Realty, (716) 668-2500
OPEN SEP 9, 5PM TO 7PM
$209,900
4 beds2 baths1,675 sq ft
266 Fenton St, Buffalo, NY 14206
Listing by HUNT Real Estate ERA, (716) 883-2200
OPEN SEP 9, 5:30PM TO 7PM3D WALKTHROUGH
$445,000
2 beds3.5 baths1,700 sq ft
275 Lakefront Blvd, Buffalo, NY 14202
Listing by WNY Metro Roberts Realty, (716) 646-6400
OPEN SEP 10, 4PM TO 6PM
$299,777
3 beds1.5 baths1,233 sq ft
34 Saint Amelia Dr, Tonawanda, NY 14150
Listing by Howard Hanna WNY Inc., (716) 634-4200
OPEN SEP 10, 5PM TO 7PM3D WALKTHROUGH
$300,000
3 beds1 bath1,232 sq ft
2893 Walck Dr, North Tonawanda, NY 14120
Listing by Howard Hanna WNY Inc., (716) 773-1900
OPEN SEP 12, 1PM TO 3PM
$219,999
4 beds2 baths1,400 sq ft
957 W Delavan Ave Unit S, Buffalo, NY 14209
Listing by HUNT Real Estate ERA, (716) 883-2200
OPEN SEP 12, 2PM TO 4PM
$199,000
6 beds2 baths2,622 sq ft
731 Northampton St, Buffalo, NY 14211
Listing by Keller Williams Realty WNY, (716) 832-3300

Around this home

Schools

K - 12
Preschool & daycare

Maple East Elementary School

Public K-4 • Assigned • 0.7mi

6/10

Transit Middle School

Public 5-8 • Assigned • 1.3mi

9/10

Williamsville East High School

Public 9-12 • Assigned • 1.0mi

9/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

Market insights

535 Ayer Rd · $179,800

DAYS ON MARKET

The average home goes pending in 10 days.

SALE-TO-LIST

Most homes are selling 9% above list price.

LIST PRICE

Median sale price in this area is $324,104. (80% higher than this home)

PRICE DROP

17% of homes in this area have had a price drop in the past month.

Property details

Interior
Exterior
Finance

Kitchen

Bathroom

Bedroom

Living

Dining

Interior features
Ceiling fans
Cathedral ceilings
Skylights
Separate/formal living room
Galley kitchen
Bedroom on main level

Bedrooms
One main-level bedroom
Second-level loft
Second-level bedroom

Bathrooms
One full bathroom (on main level)

Kitchen
Galley kitchen
Dishwasher
Gas oven
Gas range
Microwave
Refrigerator

Laundry & utility
Washer and dryer
Laundry in basement
Gas water heater

Flooring
Hardwood
Vinyl
Varied flooring

Heating & cooling
Gas forced-air heating
Central air conditioning

Sale and tax history for 535 Ayer Rd

Sale History
Tax History

Date

Event

Price

WNYREIS #B1674142

Jul 6, 2026

Pending

—

Jun 25, 2026

Relisted

—

May 9, 2026

Pending

—

May 5, 2026

Price Changed

$179,800

$149/sq ft

Apr 27, 2026

Listed

$179,900

$149/sq ft

WNYREIS #B445937

Jul 30, 2014

Sold

$83,000

$69/sq ft

Feb 19, 2014

Listed

$99,900

$83/sq ft

WNYREIS #B425614

Mar 19, 2013

Listed

$119,900

$99/sq ft

Public Records

Dec 12, 1995

Sold

$46,500

$39/sq ft

Year

Property tax

Land + Additions

Assessment*

2025

$4,833 (−0.2%)

$74,000 + $151,000

$225,000

2024

$4,841 (+55.1%)

$74,000 + $151,000

$225,000

2023

$3,121 (+2.7%)

$42,500 + $40,500

$83,000

2022

$3,040 (+7.2%)

$42,500 + $40,500

$83,000

2021

$2,836 (+21.3%)

$42,500 + $40,500

$83,000

2020

$2,338 (+2.2%)

$42,500 + $40,500

$83,000

2019

$2,287 (+3.8%)

$42,500 + $40,500

$83,000

2018

$2,203 (+4.5%)

$42,500 + $40,500

$83,000

2017

$2,108 (−21.5%)

$42,500 + $40,500

$83,000

2016

$2,686 (+2.9%)

$42,500 + $40,500

$83,000

2015

$2,610 (+1.7%)

$28,700 + $64,500

$93,200

2014

$2,567

$28,700 + $64,500

$93,200

Public record

Public record
Zoning

Beds

Baths

Stories

1.5

Lot width

66 ft.

Lot depth

254 ft.

Lot size

0.38 Acres

Year renovated

—

Finished Sq. Ft.

1,207

Unfinished Sq. Ft.

—

Total Sq. Ft.

1,207

Year built

1947

Style

Single Family Residential

County

Erie County

APN

142289A0561900001012000

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Aug 12, 2026.

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 94° expected this year, 15 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

2/10 Air Factor

2 unhealthy days expected this year, 2 days in 30 years

Provided by First Street

Historical weather

Buffalo, NY • 14221

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

86/ 100

Very good sunlight

Sunscore

There appears to be minimal shading by surrounding buildings, terrain, and vegetation.

8.9 hrs

4.9 hrs

JuneDecember

Provided by Shadowmap

Redfin Estimate for 535 Ayer Rd

$175,097

$4,703 under list price of $180K

Nearby comparable homes

The Redfin Estimate uses 6 recent nearby sales, priced between $245K to $410K.

SOLD JUL 6, 2026
$325,000 Last sold price
3 beds1.5 baths1,368 sq ft
410 Bauman Rd, Buffalo, NY 14221
Listing by HUNT Real Estate ERA
$89/sq ft
smaller lot
26 years newer
SOLD MAY 22, 2026
$260,000 Last sold price
2 beds1 bath1,044 sq ft
363 Country Pkwy, Buffalo, NY 14221
Listing by Howard Hanna WNY Inc.
$100/sq ft
larger lot
27 years older
SOLD AUG 7, 2026
$244,625 Last sold price
3 beds1 bath1,491 sq ft
5284 Sheridan Dr, Buffalo, NY 14221
Listing by The Paul Team LLC
$15/sq ft
smaller lot
7 years older
SOLD NOV 21, 2025
$335,000 Last sold price
3 beds1.5 baths1,678 sq ft
507 Bauman Rd, Buffalo, NY 14221
Listing by Howard Hanna WNY Inc.
$51/sq ft
smaller lot
24 years newer
SOLD BY REDFIN MAY 18, 2026
$410,000 Last sold price
4 beds2.5 baths1,728 sq ft
434 Sprucewood, Buffalo, NY 14221
Listing by Redfin Real Estate
$88/sq ft
smaller lot
21 years newer
SOLD OCT 6, 2025
$280,000 Last sold price
4 beds1 bath1,424 sq ft
1419 Maple Rd, Buffalo, NY 14221
Listing by eXp Realty
$48/sq ft
larger lot
6 years older

Rental earnings

Est. $1,073 per month, based on comparable rentals

This home is pending

The seller has accepted an offer, and this property is now .

Questions? Redfin partner agents are here to help

Typically responds in about 1 minute.

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3D WALKTHROUGH

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Listing by HUNT Real Estate ERA, (716) 633-5350

Details provided by WNYREIS and may not match the public record. Learn more.

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GreatSchools Ratings provided by GreatSchools.org.

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About this home

Payment calculator

Mortgage resources

Open houses

Nearby open houses (10)

Around this home

Schools

Lifestyle

Market insights

Property details

Sale and tax history for 535 Ayer Rd

Public record

Climate risks

Historical weather

Sun exposure

Redfin Estimate for 535 Ayer Rd

This home is pending

Questions? Redfin partner agents are here to help

Nearby similar homes

New listings for sale in 14221

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