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Allentown

Buffalo, NY

Neighborhood Market Analysis

Q3 2025 Report
$315,000 (Allentown, Q2 2025 estimate; above Buffalo city median of $240,000)
Median Home Price
92 (Walker's Paradise)
Walkability Score
Above-average for city; City Honors and Olmsted are highly rated magnet schools.
School Rating

Location Overview

Neighborhood Boundaries

Roughly bounded by North Street (north), Main Street (east), Virginia Street (south), and Plymouth Avenue (west).

Zip Codes

1420114202

Market Data Summary

Price Range$220,000–$550,000+ (historic homes and renovated properties at upper end)
Price per Sq Ft$210–$285/sq ft (varies by renovation and lot size)
Inventory LevelsLow; less than 1.5 months of supply. New listings are absorbed quickly, especially renovated or historic properties.

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesHistoric rowhousesVictorian-era mansionsCondominiumsSmall multi-family buildings

Architectural Styles

VictorianQueen AnneItalianateSecond EmpireCraftsmanContemporary infill

Property Details

Typical Lot SizesUrban, 0.05–0.15 acres; some larger lots on side streets.
Home Age RangeBuilt 1860–1930 (majority); some modern infill from 2000s–2020s.
Construction QualityGenerally high for historic stock; many homes have been restored or updated. Some properties may require renovation.

Community Profile

Demographics & Lifestyle

Demographics

Diverse, with a mix of young professionals, artists, longtime residents, and LGBTQ+ community. Median age: 34. High proportion of singles and couples, but also some families.

Community Vibe

Bohemian, artsy, inclusive, and walkable. Known for vibrant street life, murals, and festivals.

Typical Residents

  • Young professionals
  • Artists/creatives
  • LGBTQ+ community
  • Empty-nesters
  • Investors

Family Friendly

Moderate; more popular with singles, couples, and empty-nesters than with families with young children.

Amenities & Lifestyle

Parks & Recreation

  • • Days Park
  • • Arlington Park
  • • Johnson Park
  • • Proximity to Delaware Park

Dining Options

  • • Allen Burger Venture
  • • Tempo
  • • Mother's Restaurant
  • • Fat Bob's Smokehouse

Shopping Centers

  • • Boutique shops along Allen St. and Elmwood Ave.; no large malls in immediate area

Local Businesses

  • • Allentown Hardware
  • • Pine Apple Company
  • • Rust Belt Books
  • • Cafe 59

Education & Schools

Above-average for city; City Honors and Olmsted are highly rated magnet schools.
Overall School Rating

Elementary Schools

  • • PS 64 Frederick Law Olmsted School
  • • PS 17 Early Childhood Center

Middle Schools

  • • PS 64 Frederick Law Olmsted School

High Schools

  • • Buffalo Academy for Visual and Performing Arts
  • • City Honors School

Private Schools

  • • Nardin Academy (nearby)
  • • Canisius High School (nearby)

Transportation & Accessibility

Transit & Roads

Public Transit

  • • NFTA Metro Rail (Allen/Medical Campus Station)
  • • Multiple NFTA bus lines

Major Roads

  • • Main Street
  • • Delaware Avenue
  • • Elmwood Avenue

Commute & Walkability

Commute Times5–10 minutes to downtown Buffalo; 20–25 minutes to Buffalo Niagara International Airport.
WalkabilityExcellent; most errands can be accomplished on foot.
ParkingChallenging; street parking is limited, especially during events. Some homes have off-street parking or garages.

Marketing Intelligence

Target Buyer Types

  • Young professionals
  • Remote workers
  • Medical campus employees
  • Investors
  • LGBTQ+ buyers
  • Empty-nesters

Key Selling Points

  • Historic architecture
  • Walkability
  • Arts and culture
  • Proximity to downtown and hospitals
  • Strong rental demand

Pricing Considerations

Price aggressively for renovated homes; unrenovated properties should be priced to reflect needed updates. Expect bidding wars on move-in-ready homes.

Common Objections & Response Strategies

Objection: Parking is difficult, especially during events.

Response Strategy:

Highlight homes with off-street parking or nearby garages; suggest city parking permits and alternative transit options.

Objection: Noise from nightlife and festivals.

Response Strategy:

Promote quieter side streets or homes with upgraded windows; emphasize vibrant community and event calendar as a lifestyle benefit.

Objection: Some homes need significant renovation.

Response Strategy:

Provide cost estimates and connect buyers with reputable local contractors; highlight potential for value-add and historic tax credits.

Investment Insights

Investment Potential

Appreciation Potential

Strong; historic homes and proximity to downtown drive demand. 5–7% annual appreciation over past 3 years.

Rental Demand

Very high; popular with medical campus workers, students, and young professionals. Low vacancy rates.

Buyer Competition

Intense; multiple offers are common, especially for renovated or historic properties.

Best For

  • Investors seeking appreciation and rental income
  • Young professionals
  • Remote workers
  • Buyers seeking walkable, urban lifestyle

Potential Concerns

  • Parking limitations
  • Noise from nightlife
  • Some homes require renovation

Professional Recommendations

1

Educate buyers on fast-paced market and need for pre-approval.

2

Leverage historic tax credit programs in marketing.

3

Stage homes to highlight flexible spaces and period details.

4

Network with local contractors for renovation-ready buyers.

5

Target marketing to remote workers and medical professionals.

6

Prepare sellers for multiple-offer scenarios and strategic pricing.

Competitive Analysis

Comparable Markets

  • Elmwood Village
  • North Buffalo
  • Downtown Buffalo

Market Positioning

Premium urban neighborhood for buyers seeking character, walkability, and culture.

Competitive Advantages

  • Unique historic architecture
  • Highest walkability in city
  • Proximity to arts, dining, and medical campus

Price Comparison

Allentown is priced above city average but below Elmwood Village for similar historic homes.

Investment Metrics

5.2%–6.1% (multi-family and small apartment buildings)
Cap Rates
4.8%–5.5% gross yield for single-family and condo rentals
Rental Yields
16–18 (favorable for long-term investors)
Price-to-Rent
Positive for well-managed multi-family; break-even or modest cash flow for single-family rentals at current prices.
Cash Flow
3–4% annually through 2027, barring economic downturn.
Appreciation

Buyer Journey Insights

First-Time Buyers

Need to act quickly; should be pre-approved and prepared for bidding wars. May need to compromise on parking or renovation needs.

Move-Up Buyers

Attracted by larger historic homes and vibrant lifestyle; may face competition for premium properties.

Downsizers

Appeal in condos and smaller rowhouses; walkability and amenities are key draws.

Investors

Strong rental demand and appreciation; focus on multi-family or value-add historic properties.

Relocators

Drawn by proximity to downtown, medical campus, and arts scene; benefit from relative affordability compared to other cities.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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