44 Rand Ave, Buffalo, NY 14216
FOR SALE

44 Rand Ave
Buffalo, NY 14216

Park Meadow
  • 6 Beds
  • 4 Baths
  • 2,978 sqft

$600,000

Est. Mortgage $3,964/mo*

$600,000

Est. Mortgage $3,964/mo*
6 Beds
4 Baths
2,978 sqft

Local Information

Map showing home location
© Google
-- mins to
Commute Destination

Description

Welcome to 44 Rand Avenue, a beautifully maintained and fully furnished two-family home in the heart of North Buffalo, currently operating as a successful short-term rental generating $100,000+ in 2025. This is a rare opportunity to acquire a proven income-producing asset with extensive recent upgrades, strong guest appeal, and immediate cash flow. This expansive property offers 8 bedrooms and 5 full bathrooms across multiple levels, providing flexibility for investors and owner-occupants. The home features two spacious units plus a finished third-floor space and finished basement, thoughtfully configured for comfort, function, and rental potential. The lower unit features a bright eat-in kitchen with tile flooring, granite countertops, and stainless steel appliances including a refrigerator, stove, and dishwasher. Designed for durability and style, it suits both short- and long-term use. All three bedrooms are generously sized, offering strong livability. One bedroom includes direct access to the rear patio, enhancing indoor-outdoor flow. This unit also includes private access to a finished basement, adding flexible space ideal for extended stays, recreation, or added capacity. The upper unit offers a similar layout, featuring an eat-in kitchen with tile flooring, ample storage, and stainless steel appliances including a stove, refrigerator, and dishwasher. The space provides comfortable living and bedroom areas suited for rental use or owner occupancy. A standout feature is the finished third-floor space, offering a large living room, full kitchen, one full bathroom, and two bedrooms—ideal for extended family, guests, or future flexibility. Both units include primary suites with spacious layouts and private ensuite bathrooms featuring tile flooring and fully tiled walk-in showers, adding a high-end finish that performs well in rentals. Extensive updates from 2023–2026 include the garage door, asbestos removal, 2 boilers, 2 HWT, laundry, basement LED lighting, electric fireplace, updated staircase carpeting, vinyl flooring, appliances, & 7 Energy Star AC units + more! All offers due Thursday, 5/7 at 5pm.

Home Highlights

Parking
Garage
Outdoor
Patio
A/C
Heating & Cooling
HOA
None
Price/Sqft
$201
Listed
48 days ago
Last check for updates: about 4 hours ago
Listing by: HUNT Real Estate Corporation, (716) 883-2200
Sean Mattrey, (716) 807-6401
Originating MLS: Buffalo
Source: NYSAMLSs, MLS#B1675791

Home Details for 44 Rand Ave

Active Status

MLS Status: Active

Interior Features

Interior Details
Basement: Full,Partially Finished
Beds & Baths
Number of Bedrooms: 6Number of Bathrooms: 4Number of Bathrooms (full): 4
Dimensions and Layout
Living Area: 2978 Square Feet
Appliances & Utilities
Utilities: Electricity Connected, Sewer Connected, Water ConnectedAppliances: Gas Water HeaterLaundry: Washer Hookup
Heating & Cooling
Heating: Gas,Hot Water,RadiantAir Conditioning: Attic FanHas HeatingHeating Fuel: Gas
Fireplace & Spa
Number of Fireplaces: 1Has a Fireplace
Gas & Electric
Electric: Circuit Breakers
Windows, Doors, Floors & Walls
Window: Leaded GlassFlooring: Carpet, Ceramic Tile, Hardwood, Luxury Vinyl, Tile, Varies
Levels, Entrance, & Accessibility
Stories: 2Number of Stories: 2Levels: TwoFloors: Carpet, Ceramic Tile, Hardwood, Luxury Vinyl, Tile, Varies

Exterior Features

Exterior Home Features
Roof: Asphalt ShinglePatio / Porch: PatioFencing: FullExterior: Fully Fenced, Patio
Parking & Garage
Number of Garage Spaces: 2.5Number of Covered Spaces: 2.5Has a GarageParking Spaces: 2.5Parking: Concrete,Garage,Two or More Spaces,Garage Door Opener
Frontage
Road Frontage: City StreetNot on Waterfront
Water & Sewer
Sewer: Connected

Days on Market

Days on Market: 48

Property Information

Year Built
Year Built: 1931
Property Type / Style
Property Type: ResidentialProperty Subtype: Duplex, Multi FamilyArchitecture: Duplex
Building
Construction Materials: Brick, Copper Plumbing, PEX Plumbing
Property Information
Condition: ResaleParcel Number: 1402000787900002026000

Price & Status

Price
List Price: $600,000Price Per Sqft: $201
Status Change & Dates
Possession Timing: Close Of Escrow

Location

Direction & Address
City: BuffaloCommunity: Holland Land Company's Su
School Information
Elementary School District: BuffaloJr High / Middle School District: BuffaloHigh School District: Buffalo

Agent Information

Listing Agent
Listing ID: B1675791

Building

Building Area
Building Area: 2978 Square Feet

Community

Not Senior CommunityUnits in Building: 2

HOA

Association for this Listing: Buffalo

Lot Information

Lot Area: 5266.404 sqft

Listing Info

Special Conditions: Standard

Offer

Listing Terms: Cash, Conventional, FHA, VA Loan

Rental Terms, Policies & Fees

Rent Includes: Other, See RemarksOwner Pays: Other, See Remarks

Miscellaneous

BasementMls Number: B1675791Living Area Range Units: Square FeetAttribution Contact: 716-807-6401Universal Property Id: US-36029-N-1402000787900002026000-R-N

Market trends in Buffalo

Last updated May 2026
Buyer'sMarketSeller'sMarket
Avg. sale price
$232K
$3.67K
MoM
Sale-to-List Price
101.1%
0.3%
MoM
Price per sq ft
$171
$7
MoM
Available listings
936
148
MoM

Price History for 44 Rand Ave

DatePriceEventSource
04/27/2026$600,000Listed For SaleNYSAMLSs #B1675791
07/07/2023$524,000Sold
N/A
05/11/2023$450,000PendingNYSAMLSs #B1464876
05/03/2023$450,000Listed For SaleNYSAMLSs #B1464876

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Property Tax and Assessment

Year2025
Tax
Assessment$534,000
Home facts updated by county records

Comparable Sales for 44 Rand Ave

Address
Distance
Property Type
Sold Price
Sold Date
Bed
Bath
Sqft
0.07
Multi-Family Home
$471,000
04/15/26
6
2
3,340
0.08
Multi-Family Home
$375,000
05/15/26
6
2
3,068
0.20
Multi-Family Home
$413,400
10/17/25
6
2
2,432
0.06
Multi-Family Home
$365,000
12/22/25
4
2
2,080
0.29
Multi-Family Home
$300,000
01/30/26
5
3
2,851
0.37
Multi-Family Home
$420,000
04/29/26
5
3
2,702
0.21
Multi-Family Home
$360,000
02/06/26
6
2
2,164
0.25
Multi-Family Home
$400,000
11/06/25
6
2
2,136

Nearby homes

Get a sense of prices in the area by checking nearby homes.
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Assigned Schools

These are the assigned schools for 44 Rand Ave.
The GreatSchools Rating compares schools on a variety of school quality indicators including test scores, college readiness, equity and more. Learn more.

Neighborhood Overview

Neighborhood stats provided by third party data sources.

What Locals Say about Park Meadow

At least 24 Trulia users voted on each feature.
  • 97 % Say there are sidewalks

  • 95 % Say it's dog friendly

  • 88 % Say streets are well-lit

  • 85 % Say it's walkable to grocery stores

  • 78 % Say it's walkable to restaurants

  • 76 % Say there's holiday spirit

  • 72 % Say people would walk alone at night

  • 71 % Say yards are well-kept

  • 64 % Say car is needed

  • 60 % Say parking is easy

  • 60 % Say they plan to stay for at least 5 years

  • 59 % Say kids play outside

  • 50 % Say there's wildlife

  • 48 % Say it's quiet

  • 44 % Say neighbors are friendly

  • 28 % Say there are community events

Sourced by Trulia users. Learn more about our methodology.
  • Trulia User
    "the buffalo zoo., all stores on hertle Ave are very close. lots of restaurants as well.needs to clean up the beggers who become violent if not given money though other then that it's a great neighborhood. 👍"
  • Mattphillips3
    "This is one of the best neighborhoods in WNY. Easy access to everyplace. The beautiful Delaware Park. Great houses, restaurants and shopping nearby. "
  • Tyler H.
    "Tillinghast Place is a one way street giving it a more private feel. Ideal location one street from Delaware Park. Perfect location for families with children attending Nichols, as Tillinghast ends at Nichols High School. "
  • Olmsted331 h. c.
    "I live in this neighborhood and i love it!"

LGBTQ Local Legal Protections

Sean Mattrey, HUNT Real Estate Corporation, (716) 883-2200
Agent Phone: (716) 807-6401
The data relating to real estate on this web site comes in part from the Internet Data Exchange (IDX) Program of the CNYIS, UNYREIS and WNYREIS. Real estate listings held by firms other than Zillow, Inc. are marked with the IDX logo and include the Listing Broker’s Firm Name. Listing Data last updated at 2026-06-15 01:00:52 PDT. Disclaimer: All information deemed reliable but not guaranteed and should be independently verified. All properties are subject to prior sale, change or withdrawal. Neither the listing broker(s) nor Zillow, Inc. shall be responsible for any typographical errors, misinformation, misprints, and shall be held totally harmless. © 2026 CNYIS, UNYREIS, WNYREIS. All rights reserved.
44 Rand Ave, Buffalo, NY 14216 is a 6 bedroom, 4 bathroom, 2,978 sqft multi-family built in 1931. 44 Rand Ave is located in Park Meadow, Buffalo. This property is currently available for sale and was listed by NYSAMLSs on Apr 27, 2026. The MLS # for this home is MLS# B1675791.