370 Breckenridge St · Buffalo, NY 14213

$450,000

8 bd · 4.0 ba · 5,250 sqft · MultiFamily public records · 101 Days on market

Built 1902 Fair condition 3,049 sqft lot $86/sqft · 40% below area Est $748k · 40% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• 1% rule +8.2/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

MUST SEE!!! Come see this MASSIVE 5200+ sq ft, four-family home that is cash flowing & turnkey. This attractive vinyl-clad home, located on a quiet, peaceful road in the City of Buffalo, has FANTASTIC rental potential and is steps from Elmwood Village. Updates include tear-off architectural Roof, gutters, and electrical 2017, newer HWT, and new furnaces. This 4-unit property is conveniently located close to Downtown Buffalo, major roadways, suburban centers, schools, shopping & entertainment and is an incredible investment opportunity or perfect for owner occupied buyers who find value in collecting rent to help with or cover a mortgage!

Key facts

• Vinyl clad exterior
• Full basement
• Washer dryer hookups

Tags

• TURNKEY CONDITION
• VINYL CLAD EXTERIOR
• NEWER ARCHITECTURAL ROOF
• FULL BASEMENT
• WASHER DRYER HOOKUPS
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $450k. Condition is rated fair.
• This rent per unit runs 33% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $511/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $450k).
• Recommended offer: $410k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 7.0% in Buffalo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: Rents soft (-0.5%/yr); 185 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($3k loan paydown + $34k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $126k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($410k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $355k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $409,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.32% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.46%
• DSCR: 1.87
• GRM: 6.3

CMA / ARV

• ARV (median comp): $748,493
• List price: $450,000
• Delta: -39.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
578 Richmond Ave	0.30mi	8/5.5	4,956 (-6%)	11mo	$765,000	$154	62
88 Arnold St	0.07mi	7/4.0 (-1)	4,284 (-18%)	9mo	$375,000	$88	60
877 Prospect Ave	0.72mi	8/4.0	5,136 (-2%)	9mo	$358,000	$70	56
359 Potomac Ave	0.48mi	8/4.0	5,088 (-3%)	22mo	$120,000	$24	54
37 Inwood Pl	1.06mi	8/4.0	5,696 (+8%)	4mo	$590,000	$104	48
171 Lafayette Ave	0.29mi	9/3.0 (+1)	4,630 (-12%)	16mo	$487,695	$105	44
294 Baynes St	0.47mi	7/4.0 (-1)	4,314 (-18%)	12mo	$450,000	$104	38
320 Bird Ave	0.63mi	8/4.0	4,200 (-20%)	14mo	$375,000	$89	34
497 Norwood Ave	0.42mi	7/4.0 (-1)	4,402 (-16%)	20mo	$590,000	$134	34
28 York St	0.93mi	9/5.0 (+1)	4,736 (-10%)	11mo	$260,000	$55	31
475 Fargo Ave	0.67mi	7/4.0 (-1)	6,260 (+19%)	12mo	$315,000	$50	28
700 Lafayette Ave	0.83mi	9/5.0 (+1)	4,604 (-12%)	12mo	$830,000	$180	26

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

Projected returns pro-forma

7.51% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 3.25×
• Total profit: $283,987
• Equity at exit: $327,048

10-year hold

• IRR: 28.4%
• Equity multiple: 6.52×
• Total profit: $694,926
• Equity at exit: $635,532

Cash invested: $126,000 (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 →

Active competition Active MLS

• For sale now: 6 active · 4 under contract
• Median asking: $449,950 ($102/sqft)
• Median days on market: 51 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +39.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 185
• Price-to-rent: 25.3×

Monthly cashflow live

• Estimated rent: $5,931 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,246
• Net cashflow: $2,043

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,932
Total (4 units)			$5,931

Break-even live

Break-even rent $3,345

Max offer price $450,000

Occupancy floor 61%

Sensitivity live

Price	-10% $2,298	-5% $2,171	+0% $2,043	+5% $1,916	+10% $1,788
Rent	-10% $1,575	-5% $1,809	+0% $2,043	+5% $2,277	+10% $2,512
Rate	-1.0pp $2,270	-0.5pp $2,158	base $2,043	+0.5pp $1,927	+1.0pp $1,808

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: $112,500
• Closing costs: $13,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Breckenridge St Buffalo, NY	3.0	1.0	—	$1,095	—	51d	1	0.11mi
352 Auburn Ave Buffalo, NY	3.0	1.0	—	$1,250	—	30d	1	0.12mi
83 Baynes St Unit Lower Buffalo, NY	3.0	1.0	2550	$1,750	$0.69	39d	1	0.14mi
130 Parkdale Ave Buffalo, NY	1.0	1.0	650	$900	$1.38	93d	1	0.14mi
405 W Ferry St Unit Lower Buffalo, NY	3.0	1.0	2480	$1,500	$0.60	93d	1	0.14mi
93 Baynes St Unit 2 Buffalo, NY	2.0	1.0	—	$2,500	—	47d	1	0.15mi
93 Baynes St Unit 1 Buffalo, NY	2.0	1.0	—	$2,000	—	47d	1	0.15mi
411 W Ferry St Buffalo, NY	2.0	1.0	900	$1,100	$1.22	63d	1	0.15mi
136 Parkdale Ave Unit 4 Buffalo, NY	2.0	1.0	—	$950	—	63d	1	0.15mi
136 Parkdale Ave Unit 1 Buffalo, NY	1.0	1.0	900	$900	$1.00	93d	1	0.15mi
375 Hampshire St Buffalo, NY	3.0	1.0	1200	$1,100	$0.92	93d	1	0.17mi
109 19th St Buffalo, NY	2.0	1.0	—	$950	—	28d	1	0.17mi
267 Breckenridge St Buffalo, NY	2.0	1.0	—	$1,695	—	73d	1	0.19mi
257 Lafayette Ave Apt 319 Buffalo, NY	2.0	1.0	900	$1,400	$1.56	47d	1	0.20mi
257 Lafayette Ave Apt 207 Buffalo, NY	2.0	1.0	740	$1,400	$1.89	41d	1	0.20mi
257 Lafayette Ave Buffalo, NY	2.0	1.0	740	$1,400	$1.89	35d	1	0.20mi
257 Lafayette Ave Unit 317 Buffalo, NY	2.0	1.0	897	$1,400	$1.56	73d	1	0.20mi
478 Breckenridge St Buffalo, NY	3.0	1.0	1100	$1,575	$1.43	93d	1	0.21mi
15 Auchinvole Ave Unit upper Buffalo, NY	2.0	1.0	—	$1,450	—	93d	1	0.22mi
310 Hampshire St Apt 3 Buffalo, NY	3.0	1.0	1200	$1,500	$1.25	93d	1	0.26mi
503 Massachusetts Ave Unit 1300524P Buffalo, NY	1.0	1.0	—	$6,052	—	73d	1	0.26mi
528 Richmond Ave Unit 2 Buffalo, NY	3.0	1.0	1500	$1,650	$1.10	34d	1	0.28mi
196 Auburn Ave Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	93d	1	0.30mi
67 Herkimer St Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	63d	1	0.31mi
155 Lafayette Ave Buffalo, NY	3.0	1.0	1216	$1,650	$1.36	41d	1	0.31mi
460 Rhode Island St Buffalo, NY	2.0	1.0	1089	$1,500	$1.38	63d	1	0.37mi
311 Herkimer St #1 Buffalo, NY	3.0	1.0	1272	$1,400	$1.10	63d	1	0.37mi
67 Arkansas St Buffalo, NY	3.0	1.0	2148	$1,300	$0.61	11d	1	0.40mi
169 Congress St Buffalo, NY	3.0	1.0	—	$1,295	—	51d	1	0.41mi
160 W Ferry St Buffalo, NY	2.0	1.0	8192	$1,100	$0.13	63d	1	0.41mi
77 California St Unit 1 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	93d	1	0.41mi
163 W Delavan Ave Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	73d	1	0.43mi
350 Herkimer St Buffalo, NY	3.0	1.0	1000	$1,450	$1.45	30d	1	0.44mi
589 Breckenridge St Unit 2 Buffalo, NY	2.0	2.0	—	$1,900	—	28d	1	0.44mi
674 Richmond Ave Unit 1 Buffalo, NY	2.0	1.0	1300	$1,595	$1.23	28d	1	0.45mi
353 Richmond Ave Buffalo, NY	1.0	1.0	—	$725	—	93d	1	0.47mi
484 Ashland Ave Unit 9 Buffalo, NY	2.0	1.0	800	$1,250	$1.56	73d	1	0.47mi
466 W Delavan Ave Unit 3 Buffalo, NY	1.0	1.0	800	$1,350	$1.69	93d	1	0.47mi
236 Massachusetts Ave Unit 5 Buffalo, NY	1.0	1.0	1000	$1,100	$1.10	93d	1	0.50mi
236 Massachusetts Ave Unit 5 Buffalo, NY	1.0	1.0	1000	$1,050	$1.05	63d	1	0.50mi

Property features AI

Finance

• Financial info: Four total units in the buildingSeparate gas meter for each of the 4 unitsFive separate electric metersOperating expenses include waterUnits are rented month-to-monthSample rents listed: $950, $1,050, $760 (varies by unit)

Exterior

• Parking: On-street parking
• Utilities: Public water connectedSewer connectedWater service included/owner pays water
• Home design: Two-story buildingExisting/resale property
• Construction: Vinyl sidingArchitectural shingle roofStone foundationBuilt (existing) — year not specified
• Exterior features: Corner lotNear public transitRectangular residential lotCity street and main thoroughfare frontageLot dimensions approximately 35 x 93

Interior

• Kitchen: Each unit includes an oven/range and refrigeratorEat-in kitchens in all units
• Bedrooms: Four 2-bedroom units (each unit has 2 bedrooms)
• Flooring: CarpetLaminateVaries by unit
• Bathrooms: Four full bathrooms (one per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Natural woodworkVaried interior finishes
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-08-08
   days on market $450,000 Active 101 DOM
2. 2026-08-07
   days on market $450,000 Active 100 DOM
3. 2026-08-06
   days on market $450,000 Active 99 DOM
4. 2026-08-05
   days on market $450,000 Active 98 DOM
5. 2026-08-04
   days on market $450,000 Active 97 DOM
6. 2026-08-03
   days on market $450,000 Active 96 DOM
7. 2026-07-31
   days on market $450,000 Active 93 DOM
8. 2026-07-30
   days on market $450,000 Active 92 DOM
9. 2026-07-30
   days on market $450,000 Active 91 DOM
10. 2026-07-28
    days on market $450,000 Active 90 DOM
11. 2026-07-26
    days on market $450,000 Active 88 DOM
12. 2026-07-24
    days on market $450,000 Active 86 DOM
13. 2026-07-23
    days on market $450,000 Active 85 DOM
14. 2026-07-22
    days on market $450,000 Active 84 DOM
15. 2026-07-21
    days on market $450,000 Active 83 DOM
16. 2026-07-20
    days on market $450,000 Active 82 DOM
17. 2026-07-18
    days on market $450,000 Active 80 DOM
18. 2026-07-18
    days on market $450,000 Active 79 DOM
19. 2026-07-16
    days on market $450,000 Active 78 DOM
20. 2026-07-15
    days on market $450,000 Active 77 DOM
21. 2026-07-14
    days on market $450,000 Active 76 DOM
22. 2026-07-13
    days on market $450,000 Active 75 DOM
23. 2026-07-13
    days on market $450,000 Active 74 DOM
24. 2026-07-11
    days on market $450,000 Active 73 DOM
25. 2026-07-10
    days on market $450,000 Active 72 DOM
26. 2026-07-09
    days on market $450,000 Active 71 DOM
27. 2026-07-07
    days on market $450,000 Active 69 DOM
28. 2026-07-06
    days on market $450,000 Active 68 DOM
29. 2026-07-05
    days on market $450,000 Active 67 DOM
30. 2026-07-03
    days on market $450,000 Active 65 DOM
31. 2026-07-02
    days on market $450,000 Active 64 DOM
32. 2026-07-01
    days on market $450,000 Active 63 DOM
33. 2026-06-30
    days on market $450,000 Active 62 DOM
34. 2026-06-29
    days on market $450,000 Active 61 DOM
35. 2026-06-28
    days on market $450,000 Active 60 DOM
36. 2026-06-27
    days on market $450,000 Active 59 DOM
37. 2026-06-27
    days on market $450,000 Active 58 DOM
38. 2026-06-25
    days on market $450,000 Active 56 DOM
39. 2026-06-22
    days on market $450,000 Active 54 DOM
40. 2026-06-21
    days on market $450,000 Active 53 DOM
41. 2026-06-18
    days on market $450,000 Active 50 DOM
42. 2026-06-17
    days on market $450,000 Active 49 DOM
43. 2026-06-16
    days on market $450,000 Active 48 DOM
44. 2026-06-15
    days on market $450,000 Active 47 DOM
45. 2026-06-13
    days on market $450,000 Active 45 DOM
46. 2026-06-13
    days on market $450,000 Active 44 DOM
47. 2026-06-10
    days on market $450,000 Active 42 DOM
48. 2026-06-09
    days on market $450,000 Active 41 DOM
49. 2026-06-08
    days on market $450,000 Active 40 DOM
50. 2026-06-07
    days on market $450,000 Active 39 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,140 · $95/mo
• Projected year-2 tax: $4,372 · $364/mo
• Expected delta: +$3,233/yr (+$269/mo · 283.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,172
• − Mortgage interest: −$25,207
• − Property taxes: −$1,140
• − Insurance: −$2,250
• − Repairs & maintenance: −$5,694
• − Management: −$5,694
• − Depreciation: −$13,091
• Taxable income: $18,097
• Est. tax owed @ 24.0%: −$4,343
• After-tax cash flow: $20,175/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $131,250–$236,250 screening

This 4-unit property requires moderate repairs and maintenance to improve its curb appeal and overall condition, enhancing its resale and rental value.

Repairs flagged

• Minor Vinyl siding — Some discoloration
• Minor Landscaping — Overgrown grass

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary International School F NY #2,048/2,108 Nat'l #37,629/41,679 High International Preparatory School (The) B- NY #813/1,100 Nat'l #3,134/17,239

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

B Composite livability gradescore 77/100

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 · 933,037 people
• City population: 440,021
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 24,107
• Household income: $53,870
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 20% Black 18% Asian 12% Two or more races 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 1%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 16% · Philippines, Canada, India
• Languages at home: 68% English-only · Spanish 12% Other Asian/Pacific 7% Arabic 3%

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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: ▲ 7.51%
• Current HPI: 448.4879
• Rent YoY: ▼ -0.49%
• Metro: Buffalo-Cheektowaga, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• Financial info: Four total units in the buildingSeparate gas meter for each of the 4 unitsFive separate electric metersOperating expenses include waterUnits are rented month-to-monthSample rents listed: $950, $1,050, $760 (varies by unit)

Exterior

• Parking: On-street parking
• Utilities: Public water connectedSewer connectedWater service included/owner pays water
• Home design: Two-story buildingExisting/resale property
• Construction: Vinyl sidingArchitectural shingle roofStone foundationBuilt (existing) — year not specified
• Exterior features: Corner lotNear public transitRectangular residential lotCity street and main thoroughfare frontageLot dimensions approximately 35 x 93

Interior

• Kitchen: Each unit includes an oven/range and refrigeratorEat-in kitchens in all units
• Bedrooms: Four 2-bedroom units (each unit has 2 bedrooms)
• Flooring: CarpetLaminateVaries by unit
• Bathrooms: Four full bathrooms (one per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Natural woodworkVaried interior finishes
• Laundry & utility: Gas water heater

Price history

+718.2% since first listed

6 events — show timeline

• 2026-04-29 Listed $450,000 WNYREIS
• 2022-03-16 Sold (Public Records) $355,000 Public Records
• 2022-03-09 Sold (MLS) $355,000 WNYREIS
• 2021-12-07 Pending — WNYREIS
• 2021-11-09 Listed $339,900 WNYREIS
• 2006-11-22 Sold (Public Records) $55,000 Public Records

Property tax history

+17.7%/yr

Latest (2025): $1,140 · -14.9% YoY. Source: county tax records.