18 N Pearl St, Buffalo, NY, 14202

About This Home

A brick 3-unit on a lovely, quiet, historic, one-way street in the heart of Allentown. The property has two 1br/1ba units at the first floor, and a third 2br/1ba unit that encompasses the entirety of the second floor. Very robust rental income history, and works very well either owner-occupied or purely as rental property. Property is in very good repair throughout as owner has carried out an extensive renovation/repair campaign; the few remaining work items are slated to be completed before sale and close of the house. Unit 1, the first floor front unit, is approx. 450 sq ft with a large sunny living room, and petite kitchen, bath, and bedroom. Unit 2 is approx. 600+ sq ft with a large eat-in kitchen, and comfortable living room, bedroom, and bathroom. Unit 3 is the full second floor and has a large master bedroom with 11-foot ceilings, adjacent bathroom, very large combined living and dining room, cozy kitchen, lofted second bedroom, and ample storage space. All units have been fully updated and are flooded with light from the many windows. Full roomy basement with plenty of space for storage. New on-demand hot water tank. The home's radiator heat system is served by a 2016 gas boiler in very good repair, and complete with a backup emergency power option. Front half of the basement appears to have been a small garden apartment unit in the 1940s and is well lit from the front-facing windows; opportunity to turn this area back into a home office/studio/workshop with adjacent bathroom. Brick 2 1/2 car garage facing Woodbury Alley. For those interested in the home's restoration potential, whether in the near future or down the road, the home does retain a number of hidden historic features. These include the original deep plaster cornice and rosette still present above the dropped ceiling in the front room, enough remaining trim throughout to replicate casing details and, in the front stairhall, the original stairhall and stairs have both been enclosed but the original stair itself is still present and the original plaster cornice remains above the ceiling. Additionally, the owner has acquired a salvaged stair banister and railing matching what would have been present historically, together with paired, arched, carved 1870s doors to fit the 10-foot tall arched front entry. Owner has various other salvaged items appropriate to the era of the house that were acquired for a future restoration and is happy to discuss any or all of them with parties interested in purchasing the property. Note that while the house does contain a mix of window types, the primary facade basement windows, the primary facade 8-foot tall second story windows, and the south facing first floor full-height French windows are all historic. Owner also has an extensive collection of matching historic windows for possible future use. Further Items to Note - Owner is selling the house in order to pursue medical care for a challenging chronic illness. For this reason, the owner is unable to accept anything lower than the stated asking price. Prequalification letter or equivalent required prior to scheduling a showing. Please reach out to owner to receive detailed breakdown of all completed work/updates, as well as projected income and expenses based on the 2025 numbers. Serious buyers only, please. All 3 units are currently leased until approx July. Showings available W-F, 11-4:30, some weekends possible.