Active
74 North Pearl Street, Buffalo NY 14202
MLS# B1722533
$599,000
Price
4
Beds
4
Baths
6,234
Living Area (Sq.Ft.)
0.113
Lot Area (Acres)
$599,000
Price
4
Beds
4
Baths
6,234
Living Area (Sq.Ft.)
0.113
Lot Area (Acres)
Showstopper brick, a slate mansard roof and a rare off-street driveway. 74 North Pearl is a Second Empire four-unit in the Allentown Historic District, steps from Allentown’s shops and restaurants and a short walk to the Buffalo Niagara Medical Campus. Inside, a grand foyer wrapped in original carved woodwork and trim sets the tone, the kind of craftsmanship that simply can’t be replicated today. <br> <br>The sellers invested roughly $50,000 this year so the next owner doesn’t have to. The sewer line was replaced in PVC from the street to the house, with all-new backfill, and a brand-new concrete driveway was poured on top for off-street parking, a true rarity in this part of the city. The chimney, paint, landscaping and front patio were also refreshed, and a private backyard rounds out the lot. <br> <br>The mechanicals are solid. The boiler serving units 1, 3 and 4 was rebuilt two years ago. Unit 2 has two gas fireplace inserts on its own thermostat. The building has four electric meters, new sub-panels in each apartment, circuit breakers and a 75-gallon hot water tank. Baths are finished in stone, and every unit is working and rent ready. <br> <br>All four one-bedroom, one-bath apartments are vacant, so the next owner sets the rents and chooses every tenant from day one. The lower unit has room to add a second bedroom, and a shared laundry room adds income. <br> <br>The numbers work. Pro forma rents of $1,850 for the lower unit and $1,500 for each upper unit produce $76,200 in gross potential income and a projected NOI of about $44,000. That is a 7.35% cap rate at $149,750 per door. <br> <br>For owner-occupants, this is a textbook house hack: live in one unit and let three tenants carry most of your housing cost. For investors, it is a vacant, value-ready asset in one of Buffalo’s most established neighborhoods, a location whose next thirty years are written in its last hundred.
Status
Active
Property Type
Residential
Property Sub Type
MultiFamily
Year Built
1885
Parcel Number
140200-100-780-0004-008-000
Unit Number
--
Lot Features
Historic District, Near Public Transit, Rectangular, Rectangular Lot, Residential Lot
Lot Size Dimensions
40X123
Stories
3
Bath Rooms Full
4
Property Condition
Resale
Elementary School District
Buffalo
Middle Or Junior School District
Buffalo
High School District
Buffalo
Location
Listing Agent
Nicholas Giambra
Listing Office
Giambra Realty Corp
Owner Name
--
Owner Phone
--
Possession
CloseOfEscrow
Special Listing Conditions
Standard
Listing Terms
Cash, Conventional, F H A, Va Loan
Listing Agreement
ExclusiveRightToSell
Listing Contract Date
2026-10-19
Owner Pays
Gas, Heat, Hot Water, Trash Collection, Water
Rent Includes
Heat, Hot Water, Trash Collection, Water
Gross Income
76200
Fire Places Total
0
Interior Features
Attic, Entrance Foyer, Natural Woodwork
Flooring
Ceramic Tile, Hardwood, Laminate, Luxury Vinyl, Tile, Varies
Laundry Features
Common Area
Cooling
true
Cooling Features
WindowUnits
Heating
true
Heating Features
Gas, Forced Air, Space Heater, Wall Furnace
Appliances
Gas Water Heater
Electric
Circuit Breakers
Garage
--
Garage Spaces
0
Architectural Style
Fourplex
Exterior Features
Fence
Water Source
Connected, Public
Sewer
Connected
Roof
Asphalt, Flat, Slate, Tile
Utilities
Electricity Available, Electricity Connected, High Speed Internet Available, Sewer Connected, Water Connected
Parking Features
Concrete, Two Or More Spaces
Foundation Details
Stone
Basement
Full
Construction Materials
Brick, Wood Siding, Copper Plumbing, Pex Plumbing
Fencing
Partial
Information deemed reliable but not guaranteed. IDX data © 2019 REIS MLS. All rights reserved. The data relating to real estate for sale on this web site comes in part from the Broker Reciprocity Program of the REIS MLS. Real estate listings held by brokerage firms and are marked with the Broker Reciprocity logo or the Broker Reciprocity thumbnail logo (a little black house) and detailed information about them includes the name of the listing brokers. Realoq is not a Multiple Listing Service, nor does it offer MLS access. This website is a service of Realoq, a service company Participant of the REIS MLS. Information deemed reliable but not guaranteed. Data updated daily; data last updated .
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Listed By
Information deemed reliable but not guaranteed. IDX data © 2019 REIS MLS. All rights reserved. The data relating to real estate for sale on this web site comes in part from the Broker Reciprocity Program of the REIS MLS. Real estate listings held by brokerage firms and are marked with the Broker Reciprocity logo or the Broker Reciprocity thumbnail logo (a little black house) and detailed information about them includes the name of the listing brokers. Realoq is not a Multiple Listing Service, nor does it offer MLS access. This website is a service of Realoq, a service company Participant of the REIS MLS. Information deemed reliable but not guaranteed. Data updated daily; data last updated .
Digital Millennium Copyright Act (DMCA) Notice
The Digital Millennium Copyright Act of 1998, 17 U.S.C. § 512 (the "DMCA"), provides recourse for copyright owners who believe that material appearing on the Internet infringes their rights under U.S. copyright law. If you believe in good faith that any content or material made available in connection with our website or services infringes your copyright, you (or your agent) may send us a notice requesting that the content or material be removed, or access to it blocked. Notices and counter-notices should be sent in writing by mail to DMCA Designated Agent.
The DMCA requires that your notice of alleged copyright infringement include the following information: (1) description of the copyrighted work that is the subject of claimed infringement; (2) description of the alleged infringing content and information sufficient to permit us to locate the content; (3) contact information for you, including your address, telephone number and e-mail address; (4) a statement by you that you have a good faith belief that the content in the manner complained of is not authorized by the copyright owner, or its agent, or by the operation of any law; (5) a statement by you, signed under penalty of perjury, that the information in the notification is accurate and that you have the authority to enforce the copyrights that are claimed to be infringed; and (6) a physical or electronic signature of the copyright owner or a person authorized to act on the copyright owner's behalf. Failure to include all of the above information may result in the delay of the processing of your complaint.