Standardized Operating Procedure of Purchase

Welcome to 186 Bird Ave. A rare opportunity on historic Bird Avenue, is one of Buffalo’s West Side hidden gems. This beautifully restored 3-unit property blends timeless character with modern updates, creating a truly move-in-ready investment or owner-occupant dream. One of the standout features is the incredible detached 5-bay garage offering an additional 1,127 sq ft. Whether you need parking for 5 vehicles, a workshop, studio, storage, or future creative use, the possibilities are endless. Major improvements include repointed brick, insulated garage doors, tear-off roof, glass block windows, and immaculate concrete floors. An equally well-maintained attached 1-car garage, privacy fencing, and metal gate complete the fully enclosed driveway area. Inside, the first floor features 2 highly appealing rental units. The front apartment is a spacious 1-bed, 1-bath filled with natural light and original charm, including stunning woodwork, fireplace built-ins, and French doors leading to a private front porch. The rear 2-bed, 1-bath unit is full of character with exposed brick, subway tile, hardwood floors, quad-pane windows, private entrance, and outdoor space. The expansive upstairs unit is bright, airy, and beautifully updated. It was previously rented for $2,000/month. This apartment features in-unit laundry, stainless appliances, dishwasher, hardwood floors, and a sleek kitchen that opens to the dining area. A large private second-floor patio offers the perfect outdoor retreat. The third floor, complete with a half bath, offers an enormous amount of finished storage. This space with potential for a home office, studio, gym, guest space, or additional living area offers endless possibilities. High-quality quad-pane windows provide exceptional energy efficiency and sound insulation, while added insulation creates a warm, peaceful atmosphere year-round Mechanical updates include newer boilers, updated electric service, and circuit breaker panels. Every inch of this property reflects pride of ownership and careful stewardship. A truly special property that combines historic charm, modern comfort, and income potential. 186 Bird Ave is ready to impress.