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445 Ashland Asks $398K

You might pass by this typical Elmwood Village Victorian without taking much note. It is the kind of subtly elegant house that can easily be taken for granted in Buffalo.  If you are in the market for a new house it might be time for you to take a closer look quickly. It was just listed for $398,000 and likely won’t last long on the market .  It has just about everything you would want in your city house, including a 2 car garage (although you sacrifice most of the back yard for that perk). It is listed as a double but has the kind of high level of finishes that would suit any live-in owner and likely commands high rent for the second apartment. Your tenant will pay most of your mortgage! It is loaded with immaculate wood paneling, floors, trim, and fire places.   Here is the realtor’s pitch:

Charming Elmwood Village Double w/ 2 car gar. Exquisite details including leaded glass windows, original hand-carved wood and tiled FPs, wainscoting, pocket and French doors, natural wood work, and hardwood floors. Fabulous owner’s unit encompasses 2nd and 3rd flrs. Updated, eat-in Kit., formal DR opens to LR, Den. 2nd flr. also has full Bath and 3 BRs, 1 used as a Laundry Rm. 3rd floor has large L shaped great room, BR, and an updated full Bath. 2nd unit on 1st floor includes LR, DR, Kit., 2 BRs and Office. Fenced yd., 2 porches. Roof replaced Dec. 2015; Porch rebuilt 2014.

The house, built in 1902, has 2,700 square feet of space with six bedrooms and three bathrooms. Taxes are shown at[edit] just over $1,000 $4,500. It was last sold for $240,000 in 2009.











Written by David Steele

David Steele

Architect ( a real one, not just the armchair type), author of "Buffalo, Architecture in the American Forgotten Land" ( ), lover of great spaces, hater of sprawl and waste,
advocate for a better way of doing things.

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