463 East St · Buffalo, NY 14207

$159,000

4 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 95 Days on market

Built 1915 3,000 sqft lot $100/sqft · at area comps Est $167k · at est.

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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 +16.6/30.0
• ARV discount +9.6/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly lowered price! Bring back the charm of the original details in this solid 4BR 1bath with finished attic in convenient Riverside location on a quiet neighborhood street with off street parking. Details including woodwork and doors (see the pocket door picture, easy fix to close fully). Offers many replacement windows. Front porch has an open area for rocking chair as well as enclosed for evening visits and board/card games, and that finished attic provides great additional space! (not legal BRs). Tile looking wall section in the living room is not real tile but imitation tile - plastic stick down; seems easily removable (see pix). Side entrance door needs repair or replacing. Electric is on; plumbing and heating will be turned on for appraisal or if necessary. Owner long distant so not planning to do any additional repairs. Perennial flowers are popping up, grab this before they bloom! Fielding all offers as they come in. Has the bones, needs some love.

Key facts

• Off street parking
• Original details
• Perennial flowers

Tags

• RIVERSIDE LOCATION
• OFF STREET PARKING
• ORIGINAL DETAILS
• PORCH FOR ROCKING CHAIR
• MOSTLY FINISHED ATTIC
• PERENNIAL FLOWERS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (4.8% below list).
• Recommended offer: $145k (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.
• 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 rising fast (+8.2%/yr); 199 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,514/mo this rent would consume 46% of the median local household income ($40k/yr) (locally 2177% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $159k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (median comp): $166,852
• List price: $159,000
• Delta: -4.71%
• 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
476 East St	0.04mi	4/2.0	1,618 (+2%)	6mo	$100,000	$62	85
350 East St	0.21mi	4/1.0	1,752 (+11%)	3mo	$110,000	$63	70
111 Gorton St	0.45mi	4/1.0	1,508 (-5%)	6mo	$164,900	$109	66
44 Gallatin Ave	0.48mi	4/2.0	1,532 (-3%)	5mo	$149,000	$97	64
38 Heward Ave	0.42mi	3/1.5 (-1)	1,474 (-7%)	1mo	$256,000	$174	61
116 Pacific St	0.28mi	5/1.0 (+1)	1,404 (-11%)	7mo	$106,000	$75	57
5 Copeland Pl	0.43mi	4/1.0	1,780 (+12%)	7mo	$70,000	$39	54
61 Mayer Ave	0.50mi	4/1.0	1,408 (-11%)	7mo	$210,000	$149	52
246 Amherst St	0.71mi	3/2.0 (-1)	1,628 (+3%)	2mo	$85,500	$53	51
54 Gorton St	0.55mi	3/1.0 (-1)	1,439 (-9%)	6mo	$155,000	$108	49
136 Crowley Ave	0.72mi	4/1.0	1,394 (-12%)	2mo	$100,000	$72	45
62 Kail St	0.63mi	4/2.0	1,757 (+11%)	7mo	$65,000	$37	43

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.74×
• Total profit: $-11,551
• Equity at exit: $23,707

10-year hold

• IRR: 8.3%
• Equity multiple: 1.77×
• Total profit: $34,420
• Equity at exit: $13,747

Cash invested: $44,520 (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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 199
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $97

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 89%

Sensitivity live

Price	-10% $207	-5% $152	+0% $97	+5% $42	+10% $-13
Rent	-10% $-22	-5% $37	+0% $97	+5% $157	+10% $217
Rate	-1.0pp $177	-0.5pp $138	base $97	+0.5pp $56	+1.0pp $14

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	23d	1	0.44mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	26d	1	0.85mi
78 Germain St Buffalo, NY	3.0	1.0	2030	$1,300	$0.64	16d	1	0.86mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	26d	1	0.89mi
61 Baxter St Buffalo, NY	3.0	1.0	2014	$1,400	$0.70	0d	1	0.99mi
509 Hinman Ave Unit Upper Buffalo, NY	3.0	1.0	1600	$1,325	$0.83	0d	1	1.21mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	4d	1	1.42mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	26d	1	1.43mi

Listing history 25 events

1. 2026-06-22
   days on market $159,000 Active 95 DOM
2. 2026-06-21
   days on market $159,000 Active 94 DOM
3. 2026-06-18
   days on market $159,000 Active 91 DOM
4. 2026-06-17
   pricedays on market $159,000 Active 90 DOM
5. 2026-06-16
   days on market $169,000 Active 89 DOM
6. 2026-06-15
   days on market $169,000 Active 88 DOM
7. 2026-06-13
   days on market $169,000 Active 86 DOM
8. 2026-06-13
   days on market $169,000 Active 85 DOM
9. 2026-06-10
   days on market $169,000 Active 83 DOM
10. 2026-06-09
    days on market $169,000 Active 82 DOM
11. 2026-06-08
    days on market $169,000 Active 81 DOM
12. 2026-06-07
    days on market $169,000 Active 80 DOM
13. 2026-06-03
    days on market $169,000 Active 76 DOM
14. 2026-06-02
    days on market $169,000 Active 75 DOM
15. 2026-06-01
    days on market $169,000 Active 74 DOM
16. 2026-05-31
    days on market $169,000 Active 73 DOM
17. 2026-04-08
    price $169,000 972-char remark

    Show marketing remark (972 chars)

    Newly lowered price! Bring back the charm of the original details in this solid 4BR 1bath with finished attic in convenient Riverside location on a quiet neighborhood street with off street parking. Details including woodwork and doors (see the pocket door picture, easy fix to close fully). Offers many replacement windows. Front porch has an open area for rocking chair as well as enclosed for evening visits and board/card games, and that finished attic provides great additional space! (not legal BRs). Tile looking wall section in the living room is not real tile but imitation tile - plastic stick down; seems easily removable (see pix). Side entrance door needs repair or replacing. Electric is on; plumbing and heating will be turned on for appraisal or if necessary. Owner long distant so not planning to do any additional repairs. Perennial flowers are popping up, grab this before they bloom! Fielding all offers as they come in. Has the bones, needs some love.

18. 2026-03-19
    listed $175,000 Active 972-char remark

    Show marketing remark (972 chars)

    Newly lowered price! Bring back the charm of the original details in this solid 4BR 1bath with finished attic in convenient Riverside location on a quiet neighborhood street with off street parking. Details including woodwork and doors (see the pocket door picture, easy fix to close fully). Offers many replacement windows. Front porch has an open area for rocking chair as well as enclosed for evening visits and board/card games, and that finished attic provides great additional space! (not legal BRs). Tile looking wall section in the living room is not real tile but imitation tile - plastic stick down; seems easily removable (see pix). Side entrance door needs repair or replacing. Electric is on; plumbing and heating will be turned on for appraisal or if necessary. Owner long distant so not planning to do any additional repairs. Perennial flowers are popping up, grab this before they bloom! Fielding all offers as they come in. Has the bones, needs some love.

19. 2026-02-28
    historical
20. 2025-08-27
    listed $175,000 Active
21. 2016-12-02
    soldstatus $65,100
22. 2016-12-01
    soldstatus $65,000 Closed Sale or Rented
23. 2016-10-28
    status Pending Sale
24. 2016-10-03
    historical Under Contract- Do Not Show
25. 2016-09-29
    listed $59,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $18,167
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$4,625
• Taxable loss: −$1,452
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $1,515/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): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

+182.1% since first listed

9 events — show timeline

• 2026-04-08 Price Changed $169,000 WNYREIS
• 2026-03-19 Listed $175,000 WNYREIS
• 2026-02-28 Listing Removed — WNYREIS
• 2025-08-27 Listed $175,000 WNYREIS
• 2016-12-02 Sold (Public Records) $65,100 Public Records
• 2016-12-01 Sold (MLS) $65,000 WNYREIS
• 2016-10-28 Pending — WNYREIS
• 2016-10-03 Contingent — WNYREIS
• 2016-09-29 Listed $59,900 WNYREIS

Property tax history

+4.4%/yr

Latest (2025): $235 · +0.0% YoY. Source: county tax records.