Must see this 2-unit investment opportunity located in the Clarence Hollow across from Clarence Town Park. Lower unit features 3 bedrooms and 1.5 bathrooms, in-unit laundry, 4-season room, master bedroom with walk in closet, plus kitchen appliances included. Upper unit has one bedroom and one full bath. Bedroom features large walk-in closet, kitchen appliances also included. Newer Hot water tank (2018), Roof (3 sections) all updated- house about 10 years, flat roof and garage roof 2019. Nicely landscaped yard, side parking available. 2 car garage has large walk up loft and storage.
Multi-familyProperty Type
1910Year Built
0.3 acresLot Size
$137Est. Price/Sq.Ft.
2 car garageParking
Listing by Joseph Trifilo• HUNT Real Estate ERA
•716-633-0300 (broker)
•peter.scarcello@huntrealestate.com (broker)
Bought with Yvonne Correa• Signature Real Estate Services
Listing by Keller Williams Realty WNY, (716) 832-3300
See all
Provided by Redfin
Sale history for 10860 Bodine Rd
Date
Event
Price
WNYREIS #B1294025
Mar 4, 2021
Sold
$200,000
$87/sq ft
Nov 25, 2020
Pending
—
Sep 14, 2020
Listed
$209,900
$91/sq ft
WNYREIS #B1085157
Feb 12, 2018
Sold
$140,000
$61/sq ft
Dec 19, 2017
Pending
—
Dec 19, 2017
Pending
—
Nov 20, 2017
Price Changed
$157,000
$68/sq ft
Nov 2, 2017
Listed
$164,999
$72/sq ft
Also listed as residential - ML# B1086190. Rare 2-unit investment opportunity in Clarence Hollow across from Clarence Town Park! The first floor 2 br 1.5 bath includes in-unit laundry hookups, a bonus 4 season room and all kitchen appliances included. Upstairs the 1 br also includes appliances. House could easily be converted to single family home. A 2.5 car garage with full upstairs has endless potential! Plenty of parking! Park has playground, tennis courts, basketball courts, sandbox, swings and gazebo. Clarence schools!
WNYREIS #B1086190
Dec 14, 2017
Pending
—
Dec 11, 2017
Listing Removed
—
Nov 20, 2017
Price Changed
$157,000
$68/sq ft
Nov 8, 2017
Listed
$164,999
$72/sq ft
Public Records
Aug 19, 1994
Sold
$83,250
$36/sq ft
Year
Property tax
Land + Additions
Assessment*
2025
$4,658 (−0.2%)
$30,000 + $210,000
$240,000
2024
$4,669 (−5.3%)
$30,000 + $210,000
$240,000
2023
$4,932 (+1.6%)
$30,000 + $170,000
$200,000
2022
$4,852
$30,000 + $170,000
$200,000
2021
$4,853 (+15.3%)
$30,000 + $170,000
$200,000
2020
$4,210 (+1.0%)
$20,000 + $135,000
$155,000
2019
$4,167 (−3.4%)
$20,000 + $135,000
$155,000
2018
$4,312 (+43.0%)
$20,000 + $135,000
$155,000
2017
$3,015 (−8.5%)
$20,000 + $150,000
$170,000
2016
$3,295
$20,000 + $150,000
$170,000
2015
$3,297 (+3.3%)
$20,000 + $150,000
$170,000
2014
$3,191
$20,000 + $150,000
$170,000
Tax history for 10860 Bodine Rd
Year
Property tax
Land + Additions
Assessment*
2025
$4,658 (−0.2%)
$30,000 + $210,000
$240,000
2024
$4,669 (−5.3%)
$30,000 + $210,000
$240,000
2023
$4,932 (+1.6%)
$30,000 + $170,000
$200,000
2022
$4,852
$30,000 + $170,000
$200,000
2021
$4,853 (+15.3%)
$30,000 + $170,000
$200,000
2020
$4,210 (+1.0%)
$20,000 + $135,000
$155,000
2019
$4,167 (−3.4%)
$20,000 + $135,000
$155,000
2018
$4,312 (+43.0%)
$20,000 + $135,000
$155,000
2017
$3,015 (−8.5%)
$20,000 + $150,000
$170,000
2016
$3,295
$20,000 + $150,000
$170,000
2015
$3,297 (+3.3%)
$20,000 + $150,000
$170,000
2014
$3,191
$20,000 + $150,000
$170,000
*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.
Public record
Beds
4
Baths
2.5
Stories
2
Lot width
78 ft.
Lot depth
179 ft.
Lot size
0.32 Acres
Year renovated
—
Sq. Ft.
2,301
Year built
1910
Style
Multi-Family (2-4 Unit)
County
Erie County
APN
143200A0721100002022000
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Aug 12, 2026.
Property details
Parking
Garage/Carport Information
Has Garage
# of Garage Spaces: 2.5
Parking
Features: Paved, Two Or More Spaces, Garage Door Opener
Interior
Virtual Tour
Room Information
Has Basement
Basement Information: Partial
Equipment
Appliances: Gas Water Heater
Interior Features
Flooring: Carpet, Laminate, Varies
Multi Unit Information
# Of Units Total: 2
# Of Units In Community: 2
# Of Separate Gas Meters: 1
# Of Separate Electric Meters: 1
Multi Unit Financial Information
Operating Expense Includes: See Remarks
Unit Type 1
Unit Description: Oven/ Range,Refrigerator,Dining Area With Kitchen,Formal Dining Room,Living Room
# of Bedrooms: 3
# of Bathrooms Total: 2
# of Full Bathrooms: 1
# of Half Bathrooms: 1
Total Rent: $1,175
Actual Rent: $1,175
Actual Rent Range: 1175
Unit is Month-to-Month
Unit Type 2
Unit Description: Oven/ Range,Refrigerator,Dining Area With Kitchen,Dining Area With Living Room,Living Room
# of Bedrooms: 1
# of Bathrooms Total: 1
# of Full Bathrooms: 1
Total Rent: $850
Actual Rent: $850
Actual Rent Range: 850
Unit is Month-to-Month
Exterior
Building Information
Stories: 2
Stories (Total): 2
Year Built Details: Existing
Construction Details: Aluminum Siding, Steel Siding, Vinyl Siding, Copper Plumbing
Exterior Features
Exterior Features: Deck, Fence
Patio And Porch Features: Deck
Fencing: Partial
Lot Information
Lot Size Area: 0.3
Lot Size Acres: 0.3
Lot Size Dimensions: 78X197
Lot Features: Near Public Transit, Residential Lot
Road Frontage Type: City Street
Property Information
Resale
Financial
Assessments and Fees
Assessed Value: $155,000
Tax Information
Annual Tax Amount: $4,166
Rental Information
Owner Pays: Other, See Remarks, Water
Rent Includes: See Remarks, Water
Utilities
Utility Information
Utilities: Sewer Connected, Water Connected
Electric: Circuit Breakers
Sewer: Connected
Water Source: Connected, Public
Heating & Cooling
Has Heating
Heating: Gas, Baseboard
Public facts
Beds: 4
Baths: 2.5
Sq. Ft.: 2,301
Stories: 2.0
Lot Size: 0.32 acres
Style: Multi-Family (2-4 Unit)
Year Built: 1910
Year Renovated: —
County: Erie County
APN: 143200A0721100002022000
Home facts updated by county records on Aug 12, 2026
Around this home
Schools
Harris Hill Elementary School
Public K-5 • Assigned • 5.0mi
6/10
Clarence Middle School
Public 6-8 • Assigned • 1.5mi
7/10
Clarence Senior High School
Public 9-12 • Assigned • 2.5mi
10/10
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
2/10 Heat Factor
7 days above 93° 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
1 unhealthy days expected this year, 2 days in 30 years
Provided by First Street
Historical weather
Clarence, NY • 14031
Average low and high temperatures (°F)
28
18
31
18
49
30
58
39
64
47
77
59
83
64
78
57
76
54
62
43
48
35
36
23
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
$300,000 – $364,000
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