$499,900
About this home
Investor Special in the Heart of Lyons! Attention investors, developers, and visionaries! This three-story boarding house located at 78–82 Water Street offers a rare opportunity to restore a historically utilized 12-room income property with additional office space on the lower level. Formerly fully occupied and income-producing, the building has been vacant for the past 4–6 months and is currently condemned, requiring updates to bring it back up to code. Located in the center of Lyons, just steps from Central Park, this property boasts excellent visibility, walkability, and proximity to local shops, government offices, and the Erie Canal. Once revitalized, it could serve as a multi-unit rental, boarding house, or even be reimagined into a live-work space or community housing project. With its size, location, and layout, this property has strong redevelopment potential—perfect for a buyer with a plan and the ability to breathe life back into a centrally located staple of the Lyons community.
Affordability — calculate your monthly payment
Adjust your budget to see what's left after housing, utilities and transportation. Numbers below assume a 5% down, 30YrFixed at 7.15% APR.
- Real estate (PITI + HOA + PMI)
- $4,470
- Utilities
- $3,431
- Transportation
- $0
- Other (entertainment)
- $133
Quick facts
At a glance
Home features
Lot features
Agricultural, IrregularLot
Neighborhood — 14489
| Metric | This ZIP | County | USA |
|---|---|---|---|
| Population | 11,869 | 19,351,094 | 299,088,112 |
| Population Change Since1990 | -6.00% | 8.00% | 20.00% |
| Population Density | 176 | 395 | — |
| Male | 5,789 | 9,381,926 | 147,432,321 |
| Female | 6,081 | 9,969,168 | 151,655,844 |
| Never Married | 2,436 | 4,946,391 | 63,775,926 |
| Married | 4,808 | 7,166,701 | 123,120,365 |
| Separated | 670 | 1,159,673 | 12,639,686 |
| Widowed | 682 | 1,110,245 | 15,467,586 |
| Divorced | 1,075 | 1,210,448 | 23,075,029 |
| Number Of House Hold | 4,256 | 7,102,016 | 111,826,380 |
| Average House Hold Size | 2.72 | 2.64 | 2.60 |
| Medial Age | 39.18 | 36.53 | 35.46 |
| Median House Hold Income | $44,144 | $49,847 | $48,276 |
| Average House Hold Income | $52,759 | $70,032 | $63,629 |
| P C I | $19,743 | $26,569 | $24,529 |
| M D I | $38,180 | $42,210 | $41,133 |
| A T H E | $45,187 | $54,185 | $50,898 |
| S T R | 8.00% | 4.00% | — |
| W C J | 76.43% | 81.55% | 77.74% |
Data via Certihomes neighborhood index. Comparisons across this ZIP, county and the United States.
Map & walkability
Open in Google Maps →Listing information last refreshed 6/20/2025. Provided courtesy of Empire Realty Group via Buffalo MLS. Information deemed reliable but not guaranteed.