This fully occupied four unity property offers a solid investment opportunity with immediate rental income. All units are currently rented, providing consistent cash flow from day one. The property features two separate large parking areas for tenants and guest. Whether you're expanding your portfolio or getting started in multifamily investing, this property delivers with room for future improvements and upside potential.

Welcome to 372 Hamilton Avenue- A 2-bedroom, 2-bathroom move in ready hidden gem that perfectly blends classic charm with modern lifestyle convenience. **More photos coming soon- Home is currently tenant occupied ** Nestled on a quiet, tree-lined street, this property sits steps away from the scenic Bartlett Country Club golf course offering a peaceful retreat without sacrificing proximity to the heart of Olean. The thoughtful layout features a main-level bedroom and full bathroom, ideal for those seeking single-story living, while the second floor is dedicated to a spacious primary suite.
If one primary bedroom is what you seek the downstairs bed area is flexible space for a home office, gym, or hobby room, and main-level laundry adds a layer of everyday ease. Situated on an easy to maintain lot with one car detached garage. Within walking distance to restaurants, shopping, downtown district, and ten steps to No. 9 green/No. 10 tee making this an incredible opportunity for golf enthusiasts, or anyone looking for a well-connected home. Ample opportunity for future expansion !

Here is a unique property outside of Cuba in the country on about 18 acres. The view is unbelievable, and you literally can see for miles and miles! It is so cool when you can watch the storm in the valley or the fog clearing off little by little. There are no close neighbors!

You can use this as a traditional home with an eat-in kitchen, half bath and living room on the first floor. 2 bedrooms, family and full bath on the 2nd floor
You can also use it as vacation home with some of the best hunting in the area because it is close to State owned land.
This would be a good investment property to rent out or Airbnb.

The first floor features a galley-style kitchen with a walk-in pantry located under the stairway. Adjacent to the kitchen is a spacious room used as an art studio in the past, which includes washer and dryer hookups. This versatile space could serve as a family room, dining room, or hobby room and includes a half bath. While the laundry is currently located in the attached heated garage for the seller's convenience, it can easily be moved back inside.

One of the standout features of this home is the incredible view from the back deck, accessible through sliding doors. Situated at the top of a mountain, the property offers panoramic views for miles. The acreage consists mostly of fields that lead down to a creek, along with some wooded areas. The fields have been consistently hayed for several years.

On the second floor is another large, versatile room. There is a wall of lower cabinets, a countertop with a sink. The uses for this room are endless, including a 3rd bedroom with a bath, or a family room, recreation room, etc. Off this room are 2 ample bedrooms, each with a closet. There is also a full bath on this level.

Per the recent appraisal report, this home needs nothing to be immediately lived in, but there are cosmetic details that the sellers know buyers will want to address. For that reason, we have recently had the house appraised to ensure that the home is LISTED BELOW VALUE. Other homes in the area have sold much higher, so imagine the possibilities of picking up this home with a lower mortgage payment and then having the ability to make it exactly what you want, knowing its a sound investment! 4-bedroom, 1.5-bath home offers comfort, character, and incredible potential. 1/4 acre lot. Oversized 2 car garage. Raised garden beds and compost area. Walk up attic that could be finished into an additional living space to suit your needs! Don't miss out on this incredible home! Schedule your showing today! A copy of the appraisal report can be provided upon request. (2 security cameras are active on premises at all times.}

Finally, a perfect, small, one-story home in the heart of Cuba’s village! This easily maintained property gives you the freedom to enjoy your life and weekends without the stress of constant home maintenance. Whether you are spending your time cooking, relaxing with your hobbies, or getting away for the weekend, this home is designed for your lifestyle. The yard is big enough for a picnic table but small enough that you won't spend all your time mowing!

This home truly feels like new. While it is a cozy 2-bedroom, it lives big with plenty of storage throughout. You are welcomed by a charming front porch with plenty of room for relaxing or you can park in the attached finished garage.

Inside, you will find:

- Spacious Open Concept: The kitchen and living room feature a cathedral ceiling, making the entire space feel bright and airy.
  - Chef-Ready Kitchen: This bright and cheery kitchen is one of those with all the cupboard and counter space you have been looking for—plus beautiful quartz countertops and a breakfast bar!
  - Neutral Palette: The house is a blank slate with neutral colors throughout. The open layout and high ceilings can easily accommodate oversized furniture or multiple conversation areas.
  - Comfortable Living: The first bedroom is good sized with a big closet. Right next to it is a full bathroom, again, like new. At the other end of the house is the primary bedroom and bath. Enjoy your privacy in your own area. Your own bath, sink and best of all the big walk-in closet!

If you are looking for a home that fits you to a Tee, this is it!

Charming 3-bedroom, 2-bath home filled with character and timeless details throughout. This inviting property showcases beautifully refinished original hardwood floors, classic pocket doors, and an abundance of unique built-ins that add both charm and practical storage. A dedicated library provides the perfect space for reading, working from home, or relaxing with a good book.

The spacious primary bedroom offers a true retreat, featuring a private balcony, cozy fireplace, and a luxurious soaking tub—ideal for unwinding at the end of the day. The home’s thoughtful layout provides comfortable living spaces while preserving its original charm and craftsmanship.

With its distinctive architectural features, warm character, and move-in-ready updates, this home is a rare find that combines historic appeal with everyday comfort. A must-see property full of personality and charm.

The perfect location!  This home is just outside the village and just a couple of blocks from Interstate 86.  The lot is surrounded by trees, providing privacy. There is already a place for a pool or a private picnic area, leaving the rest of the yard for games, gardens, etc. It is a desirable neighborhood where residents maintain their properties. The vinyl sided house includes an oversized finished one-car garage. The kitchen has plenty of counter space and wood cabinets. There is a desk or a passthrough into the big dining room. You'll have plenty of room for entertaining! Conveniently located off the kitchen is the laundry room, which includes a newer front-loading washer and dryer. Off the back door is a half bath for quick trips from the yard. The dining room leads into the living room, which is bigger than you think from the outside. All the room sizes are on the listing. Upstairs is the full bathroom with a new shower and vanity. The largest bedroom was created by combining two rooms, but it could easily be separated into two distinct bedrooms again. There are 2 other bedrooms upstairs. The windows are upgraded replacement windows for energy efficiency. Also the furnace is brand new, so you'll appreciate the cost savings for keeping the house warm and cozy. In the summer, you can enjoy central air conditioning. I forgot to mention the big back porch! Relax and enjoy! Houses are selling fast in Cuba, so dont hesitate on this one!

This is a beautiful, big house that you can move right in. Conveniently located just a couple of blocks from downtown Cuba. As you enter, your eyes are immediately drawn to the elegant staircase and the intricate wood details that showcase the home's timeless character. Large windows flood the rooms with natural light, highlighting the rich hardwood floors, beautiful trim work, and original wood panels beneath the windows.

To the left of the foyer, a grand pocket door opens into the parlor, currently used as a playroom. This bright and inviting space would make a wonderful sitting room, home office, library, or music room. Moving through additional pocket doors, you'll enter the spacious living room—what many would call today's family room—where more oversized windows create a warm and cheerful atmosphere.

The kitchen has been updated and offers an efficient, functional layout. Beyond the kitchen is the formal dining room, a good space for hosting family gatherings, holiday celebrations, and dinner parties. This home was truly designed for entertaining. A full bathroom completes the first floor, with a second full bathroom conveniently located upstairs.

The second floor features four generously sized bedrooms and a large open landing at the top of the stairs that could serve as a reading nook, office space, hobby area, or additional sitting room. One bedroom is currently being used for storage while the owners prepare for their move. Toward the rear of the home, you'll discover the original servants' staircase, a fascinating reminder of the home's history that once provided direct access to the kitchen from the upstairs quarters.

Please note that some of the listing photos have been lightly edited to minimize the appearance of everyday family life, toys, and moving preparations. When you visit in person, you may notice signs of an active household—but you'll also experience firsthand the beauty, character, and history that make this home truly one of a kind.

Move-In Ready Country Home – Just $128,000!
Looking for an affordable home in the country? This move-in ready 3-bedroom home is conveniently located between Franklinville and Ellicottville, just off Route 98, offering easy access to year-round recreation, skiing, shopping, and dining. You can see in the pictures, State owned land called Hardwood Lake is just a short walk out your back door!

When you step inside, you'll see the sunroom that has heat and air-conditioning. There are many pssibilities. Use it as a sitting area, hobby room, mudroom, playroom, or simply extra storage space. From there, enter the large area featuring generous closet space for coats, boots, and outdoor gear. The washer and dryer are conveniently located here, making laundry day a breeze.

The bright, cheerful kitchen offers plenty of counter space, abundant cabinetry, and a practical layout designed for everyday living. A breakfast bar provides the perfect spot for quick meals, morning coffee, or visiting with family and friends while preparing dinner.

The living room feels surprisingly spacious thanks to its soaring cathedral ceiling and large picture window that fills the room with natural light. The view out back is something special—overlooking nearby state land and a large wetland area that attracts an abundance of wildlife. Whether you enjoy birdwatching, photographing nature, or duck hunting, you'll appreciate having this natural setting right outside your door.

The home features a convenient first-floor bedroom, with two additional bedrooms upstairs, offering flexibility for family, guests, or a home office. The spacious full bath is on the first floor also.

And when summer arrives, you'll stay comfortable with central air conditioning throughout the home. This home is ADA compliant on the first floor.

Affordable, move-in ready, and surrounded by nature—homes like this don't stay on the market long. Call today to schedule your private showing!

Beautiful Cape Cod home located in the heart of North Olean. This cozy three-bedroom house has been well taken care of and is move-in ready. The bright kitchen opens up to a spacious living room that features a beautiful fireplace. The full bathroom on the main level has had several updates including a brand-new surround and fixtures. Upstairs, you'll find an open bedroom that has brand-new wall-to-wall carpet. The full basement offers a laundry area and plenty of room for storage. It can easily be finished for extra living space. With updated vinyl windows, vinyl siding, and a well-maintained lot, this property is ready for you to make it your own!

Spacious 5-Bedroom Home in the Heart of Cuba — 3,090 Sq Ft for Only $95,000!
Bring your vision and unlock the potential of this generously sized 5-bedroom, 2 full bath home, formerly a two-family residence now converted into a single-family layout. With 3,090 sq ft of living space, an attached 2-car garage, and a unique entertainment/bar room, this property offers incredible value and versatility at an unbeatable price.

A location you’ll love in a neighborhood that defines small town living - Just one block from beautiful Chamberlain Park and just a short walk to Village shops, Restaurants, Churches, and multiple other local conveniences. Enjoy the charm and walkability of the Village of Cuba while still having the space and privacy of a larger home and yard.

Key Features: 5 Bedrooms | 2 Full Bathrooms - Former Two-Family Converted to Single-Family - Offers generous room sizes, multiple living areas, and layout versatility. Large Screened-In Porch. Large formal dining room and beautiful, updated kitchen. Unique Bar Room complete with its own ventilation system, ideal for gatherings without invading the main living space of the rest of the home.

Attached 2-Car Garage provides ample space for storage, workspace, and parking. Partial Basement has a small room perfect for storage shelves or a workshop area. Outdoor features include a small fenced-in yard area - perfect for pets, quick outdoor access, or a low-maintenance play space located off of the screened in porch. There is also an additional open yard space across the side street expanding the property to a total of 0.2 acres, offering room for gardening, bonfires, recreation, or extra parking.

A home loaded with Potential! The property needs some work to be finished, but at only $95,000, it’s a rare opportunity to own a large home in a prime location at an affordable price. Whether you’re an investor, a growing household, or someone ready to customize a home to your taste, this one is worth a look and imagine the possibilities!

The off-grid serenity of this 6+ acres hunting cottage meets you halfway with electric and propane connected conveniences, plus the ease of being located less than 5 minutes outside of the heart of the Town of Friendship's restaurants, stores and gas station. The cottage additions and improvements are only approximately 10 years old and built professionally to code to expand upon the original manufactured home. The metal roofing and vinyl siding are only 5 years old. This cottage was built to be maintenance-free and solid for many years to come as it was never an intention to sell it.

This 600+ sq ft cottage comes complete with:
* fully furnished open concept dining/family room area
* one bedroom complete with queen size bed and dresser
* kitchen with sufficient cupboards, counters, a sink and a breakfast bar
* functional indoor bathroom area, fed by gray water and rain run-off that is collected into a 250-gallon holding tank located at the back of the cottage
* Primary heat from a propane wall furnace which can be supplemented by the wood stove
NOTE: There is NO WATER WELL OR SEPTIC SYSTEM on this property, as it is only a seasonal/recreational cottage; however, both the indoor cottage toilet and outhouse are connected to their own separate holding tanks, which can be emptied by any pumping company, as needed.
The cottage is also connected to public electric, has good cell phone service for most providers, and high-speed internet is available at this location for those in need. Almost everything that is on the property will convey with this sale, including 5 tree stands, feeders, trail cams, and almost all furniture shown in pictures. (Hunting trophies will be removed.) Currently perfect for camping, hunting or just getting away, this property could also be the perfect location for building a full-time residence with over 532 feet of road frontage Co Rd 31 and over 221 feet of road frontage on Hartigan Road.

Build your next chapter on this prime vacant lot overlooking the golf course on Hamilton Avenue! This buildable parcel offers a rare opportunity to create a custom home with walk out access to the fairway, club house, and pool (With membership of course...) Public utilities available at the road. Whether you're ready to build now or planning for the future, this is a standout setting.