43 Countess Ave · Buffalo, NY 14211

$250,000

6 bd · 2.0 ba · 2,208 sqft · MultiFamily public records · 110 Days on market

Built 1920 3,750 sqft lot $113/sqft · 6% below area Est $266k · 6% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.0/30.0
• ARV discount +10.3/15.0
• DSCR +6.0/10.0
• Appreciation +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to 43 Countess Avenue, a fully renovated multi-family home in one of Buffalo's most promising neighborhoods. 1st unit offering3 spacious bedrooms, living, dining. 2nd unit offering 2 spacious bedrooms living dining- ideal for investors, owner-occupants or multi-generational living. Inside, you'll find brand-new luxury vinyl and tile flooring throughout, fresh interior paint and updated kitchens and bathrooms that blend modern style with everyday functionality. New energy-efficient vinyl windows fill the home with natural light, creating bright and inviting living spaces, full Attic space and full basement provide ample storage and utility space, while the full walk-up attic offers excellent potential for future expansion. Outside, a 2 car garage with brand new garage doors add convenience and curb appeal. Do not miss the opportunity

Key facts

• 3,750 sq ft lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $228k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#195 in NY, #3,011 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime F, employment D-.
• Buffalo City School District (urban): math 41% / reading 40% proficiency, ranked #535 of 590 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 173 active listings in the ZIP; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,517/mo this rent would consume 83% of the median local household income ($36k/yr) (locally 1804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $266,498
• List price: $250,000
• Delta: -6.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Sprenger Ave	0.11mi	6/2.0	2,236 (+1%)	3mo	$142,000	$64	90
116 Fisher St	0.45mi	6/2.0	2,268 (+3%)	2mo	$45,000	$20	73
51 Randolph Ave	0.54mi	6/2.0	2,198 (-0%)	4mo	$235,101	$107	71
50 Avery Pl	0.40mi	6/2.0	2,132 (-3%)	10mo	$226,125	$106	67
183 Freund St	0.53mi	6/2.0	2,332 (+6%)	7mo	$140,000	$60	60
227 Burgard Pl	0.57mi	7/3.0 (+1)	2,288 (+4%)	5mo	$185,000	$81	54
566 Doat St	0.41mi	6/2.0	1,900 (-14%)	6mo	$185,000	$97	52
94 Ericson Ave	0.61mi	6/2.0	1,974 (-11%)	2mo	$85,000	$43	52
15 Haller Ave	0.73mi	5/2.0 (-1)	2,101 (-5%)	9mo	$285,000	$136	46
1402 E Delavan Ave Unit N	0.56mi	6/2.0	2,523 (+14%)	6mo	$225,000	$89	45
358 Newburgh Ave	0.70mi	5/2.0 (-1)	1,959 (-11%)	2mo	$165,000	$84	42
1135 E Delavan Ave	0.74mi	6/2.0	1,914 (-13%)	8mo	$207,000	$108	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.44×
• Total profit: $30,907
• Equity at exit: $99,272

10-year hold

• IRR: 11.4%
• Equity multiple: 2.54×
• Total profit: $107,828
• Equity at exit: $143,466

Cash invested: $70,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14211

• Home prices YoY: 0.6%
• Active inventory: 173
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $2,517 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $205

Break-even live

Break-even rent $2,257

Max offer price $250,000

Occupancy floor 87%

Sensitivity live

Price	-10% $378	-5% $292	+0% $205	+5% $119	+10% $32
Rent	-10% $6	-5% $106	+0% $205	+5% $305	+10% $404
Rate	-1.0pp $331	-0.5pp $269	base $205	+0.5pp $140	+1.0pp $75

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$1,281
1× unit	2	1.5	$1,236
Total (2 units)			$2,517

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $250,000 Active 110 DOM
2. 2026-06-18
   days on market $250,000 Active 107 DOM
3. 2026-06-17
   days on market $250,000 Active 106 DOM
4. 2026-06-16
   days on market $250,000 Active 105 DOM
5. 2026-06-15
   days on market $250,000 Active 104 DOM
6. 2026-06-13
   days on market $250,000 Active 102 DOM
7. 2026-06-13
   days on market $250,000 Active 101 DOM
8. 2026-06-10
   days on market $250,000 Active 99 DOM
9. 2026-06-09
   days on market $250,000 Active 98 DOM
10. 2026-06-08
    days on market $250,000 Active 97 DOM
11. 2026-06-07
    days on market $250,000 Active 96 DOM
12. 2026-06-03
    days on market $250,000 Active 92 DOM
13. 2026-06-02
    days on market $250,000 Active 91 DOM
14. 2026-06-01
    days on market $250,000 Active 90 DOM
15. 2026-05-31
    days on market $250,000 Active 89 DOM
16. 2026-05-15
    price $250,000 852-char remark

    Show marketing remark (852 chars)

    Welcome to 43 Countess Avenue, a fully renovated multi-family home in one of Buffalo's most promising neighborhoods. 1st unit offering3 spacious bedrooms, living, dining. 2nd unit offering 2 spacious bedrooms living dining- ideal for investors, owner-occupants or multi-generational living. Inside, you'll find brand-new luxury vinyl and tile flooring throughout, fresh interior paint and updated kitchens and bathrooms that blend modern style with everyday functionality. New energy-efficient vinyl windows fill the home with natural light, creating bright and inviting living spaces, full Attic space and full basement provide ample storage and utility space, while the full walk-up attic offers excellent potential for future expansion. Outside, a 2 car garage with brand new garage doors add convenience and curb appeal. Do not miss the opportunity

17. 2026-03-03
    listed $219,500 Active 852-char remark

    Show marketing remark (852 chars)

    Welcome to 43 Countess Avenue, a fully renovated multi-family home in one of Buffalo's most promising neighborhoods. 1st unit offering3 spacious bedrooms, living, dining. 2nd unit offering 2 spacious bedrooms living dining- ideal for investors, owner-occupants or multi-generational living. Inside, you'll find brand-new luxury vinyl and tile flooring throughout, fresh interior paint and updated kitchens and bathrooms that blend modern style with everyday functionality. New energy-efficient vinyl windows fill the home with natural light, creating bright and inviting living spaces, full Attic space and full basement provide ample storage and utility space, while the full walk-up attic offers excellent potential for future expansion. Outside, a 2 car garage with brand new garage doors add convenience and curb appeal. Do not miss the opportunity

18. 2021-09-03
    historical
19. 2021-08-04
    listed $170,000 Active
20. 2016-01-29
    historical
21. 2015-07-28
    listed $69,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,204
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,916
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − Depreciation: −$7,273
• Taxable loss: −$1,572
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $2,840/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Buffalo City School District
• NCES district ID: 3605850
• Math proficiency: 41% ▲ 11.00%
• Reading proficiency: 40% ▲ 7.00%
• Median HH income: $31,665
• Composite: 33.17/100
• National rank: #5544
• State rank: #535 of 590 in NY

Livability — Buffalo

• Score: 77/100
• State rank: #195
• US rank: #3011

Category grades

Amenities A Commute A+ Cost of living A Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buffalo, NY
• County: Erie County · 714,559 people
• City population: 440,021
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 933,037 people
• By 2030: 935,181 · +0.2%
• By 2040: 928,531 · -0.5%
• By 2050: 905,725 · -2.9%
• By 2075: 834,037 · -10.6%
• By 2100: 708,033 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Erie

• 2024 margin: Lean D (+9.7) · D 54.8% · R 45.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.5pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+14.7 2016: D+4.8 2012: D+15.6 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.05%
• Current HPI: 357.6438
• Rent YoY: —
• Metro: Buffalo-Cheektowaga, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+257.7% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $250,000 WNYREIS
• 2026-03-03 Listed $219,500 WNYREIS
• 2021-09-03 Listing Removed — WNYREIS
• 2021-08-04 Listed $170,000 WNYREIS
• 2016-01-29 Listing Removed — WNYREIS
• 2015-07-28 Listed $69,900 WNYREIS

Property tax history

+1.7%/yr

Latest (2025): $347 · +0.0% YoY. Source: county tax records.