What's out there
The classic Buffalo double (one apartment up, one down) is everywhere in the city: the West Side, North Buffalo, South Buffalo, Black Rock, Riverside and the East Side. Three- and four-unit buildings and small mixed-use buildings come up too, especially near downtown and the West Side. Prices range a lot by neighborhood and condition.
How to get the good ones
Good multifamily listings in desirable areas often get offers within days. The best way to see them first is an MLS search set up for exactly what you want, sent to you as soon as listings hit. We'll set that up for you.
How to know if it's a good deal
Run every property through the deal analyzer: real rents, real taxes, vacancy, management, maintenance and CapEx, then DSCR and cash flow. If you'll live in one unit, read our house hacking guide. Owner-occupied 2-4 unit homes can qualify for FHA financing with as little as 3.5% down.
What we check on every multifamily
- Legal unit count
- Separate meters and who pays which utilities
- Leases, rent roll and deposits
- Roof, heating systems, electrical and the sewer lateral
- Lead paint compliance for rentals
Written by James Wangelin and Marcy Wangelin, associate real estate brokers with eXp Realty. Updated October 2026.
Questions we get
Common questions
How much does a double cost in Buffalo?
It depends heavily on neighborhood and condition. Doubles range from well under the regional median on the East Side to well above it in the Elmwood Village. Ask us for recent sales in the area you want.
Can I buy a multifamily with 3.5% down?
If you'll live in one of the units, FHA loans allow as little as 3.5% down on 2-4 unit properties. Talk to a lender about your situation.
Where can I see multifamily listings in Buffalo?
The fastest way is a custom MLS search that sends new 2-4 unit listings to you the moment they're posted. We can set one up for free.
Looking for a multifamily?
Tell us your budget and areas, and we'll send new listings as they hit.