2 Ladner Avenue, Buffalo, NY 14220

• 2 beds |
• 2 baths |
• 946 sqft

Property Description

Updated Buffalo ranch offering 946 sq ft of above-grade living area, plus additional finished basement space. The main floor features a bright living room, updated kitchen with custom countertops, stainless steel appliances, tile backsplash, breakfast bar, and custom kitchen cabinetry/shelving that adds both character and storage. The former third bedroom was converted into a formal dining area with rear yard access, creating a more open and functional layout. Two bedrooms and a full bath complete the main level. The finished basement provides excellent bonus space with a large recreation room, additional finished room, bar area, full bathroom with shower, and utility area. Exterior features include a fully fenced yard, private driveway, detached garage, and backyard space with an outdoor spa. Refrigerator, stove/range, microwave, dishwasher, basement refrigerator, pool table, hot tub, and bar are included. Dryer excluded; washer negotiable. Public records reflect 946 sq ft.

Listing Status:

Active

Date Added:

July 6, 2026

Data Last Updated:

July 7, 2026 at 2:18PM

Listing Office:

Buffalo Boardwalk Real Estate LLC : 716-361-9422

Listing Agent:

Jacob Cashion : 716-748-9114

MLS ID:

B1695920

Interior

• General: Breakfast BarCeiling Fan(s)Separate/Formal Dining RoomEat-in KitchenSeparate/Formal Living RoomHot Tub/SpaPull Down Attic StairsStorageBedroom on Main LevelProgrammable Thermostat
• Appliances: DishwasherGas OvenGas RangeGas Water HeaterMicrowaveRefrigeratorSee Remarks
• Laundry: In Basement
• Basement: FullFinishedSump Pump
• Flooring: CarpetLaminateTileVaries
• A/C: Central Air
• Heating: GasForced Air
• Fireplace: Fireplaces: 0

Exterior

• General: Concrete DrivewayDeckFully FencedHot Tub/SpaShed(s)StorageHot Tub
• Style: Ranch
• Other Structures: Shed(s)StorageDeck
• Parking: DetachedElectricityGarageGarage Door Opener

Construction

• Roofing: AsphaltShingle
• General: Attic/Crawl Hatchway(s) InsulatedVinyl SidingCopper PlumbingPEX Plumbing1Poured

Location

• Originating MLS: NYS_B
• School District: Buffalo
• County: Erie

Lot

• Zoning: 140200-133-540-0004-001-140
• Fencing: Full

Utilities

• Utilities: Electricity ConnectedHigh Speed Internet AvailableSewer ConnectedWater ConnectedCircuit Breakers
• Water: ConnectedPublic
• Sewer: Connected

Financial

• Source: NYS_B