346 14th St · Buffalo, NY 14213

$110,000

4 bd · 2.0 ba · 1,675 sqft · SingleFamily public records · 30 Days on market

Built 1900 3,200 sqft lot

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Welcome to 346 14th Street in Buffalo’s West Side a spacious single-family home packed with potential! This property features 4 bedrooms, 2 full bathrooms, and a private driveway, offering a great opportunity for investors, rehabbers, or owner-occupants looking to build equity. Located in one of Buffalo’s rapidly developing neighborhoods, this home is close to restaurants, shops, downtown Buffalo, and major thruways. The property needs TLC but has solid upside for the right buyer. Bring your vision and make this property shine again. Whether you're looking for your next flip, rental, or affordable home project, this is an opportunity you don’t want to miss. Priced to sell.

Key facts

• Close to restaurants
• Private driveway
• Close to shops

Tags

• PRIVATE DRIVEWAY
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPS
• CLOSE TO DOWNTOWN
• CLOSE TO MAJOR THRUWAYS

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: Two-story existing home; Resale property
• Construction: Vinyl siding
• Exterior features: Concrete driveway; Corner, rectangular lot (32 x 100)

Interior

• Bedrooms: One main-level bedroom
• Flooring: Laminate; Vinyl; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Separate/formal living room; Other interior features (see remarks); Partial basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 8.0% 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.
• Market conditions: Rents soft (-0.5%/yr); 138 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,074/mo this rent would consume 46% of the median local household income ($54k/yr) (locally 1501% 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 $9k of equity ($761 loan paydown + $8k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.89% ✓
• Cap rate: 16.72%
• Cash-on-cash: 37.23%
• DSCR: 2.66
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $239,525
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 Normal Ave	0.21mi	4/1.5	1,704 (+2%)	11mo	$185,000	$109	76
655 Prospect Ave	0.38mi	4/2.5	1,754 (+5%)	2mo	$310,000	$177	70
603 W Utica St	0.14mi	3/1.0 (-1)	1,600 (-4%)	11mo	$122,000	$76	68
49 Massachusetts Ave	0.44mi	3/1.5 (-1)	1,672 (-0%)	8mo	$140,000	$84	66
397 14th St	0.10mi	3/1.0 (-1)	1,519 (-9%)	10mo	$270,000	$178	62
38 18th St	0.29mi	3/2.0 (-1)	1,765 (+5%)	13mo	$342,000	$194	61
20 Chenango St	0.38mi	4/1.5	1,824 (+9%)	8mo	$175,000	$96	58
855 West Ave	0.46mi	3/1.5 (-1)	1,432 (-14%)	3mo	$115,000	$80	45
360 Auburn Ave	0.65mi	3/2.0 (-1)	1,788 (+7%)	14mo	$255,000	$143	42
479 W Ferry	0.50mi	3/1.5 (-1)	1,470 (-12%)	9mo	$280,000	$190	42
401 B Prospect Ave	0.74mi	3/2.0 (-1)	1,512 (-10%)	6mo	$268,000	$177	40
187 Herkimer St	0.58mi	3/1.5 (-1)	1,425 (-15%)	4mo	$105,000	$74	38

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: 47.4%
• Equity multiple: 4.14×
• Total profit: $96,680
• Equity at exit: $79,945

10-year hold

• IRR: 41.7%
• Equity multiple: 8.28×
• Total profit: $224,086
• Equity at exit: $155,352

Cash invested: $30,800 (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 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 138
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,074 high
• Mortgage (P&I): −$577
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $956

Break-even live

Break-even rent $864

Max offer price $110,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,018	-5% $987	+0% $956	+5% $925	+10% $893
Rent	-10% $792	-5% $874	+0% $956	+5% $1,038	+10% $1,120
Rate	-1.0pp $1,011	-0.5pp $984	base $956	+0.5pp $927	+1.0pp $898

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 16th St Buffalo, NY	3.0	1.5	1500	$2,000	$1.33	25d	1	0.26mi
310 Hampshire St Apt 3 Buffalo, NY	3.0	1.0	1200	$1,500	$1.25	45d	1	0.27mi
375 Hampshire St Buffalo, NY	3.0	1.0	1200	$1,100	$0.92	45d	1	0.32mi
184 14th St Buffalo, NY	4.0	2.0	1950	$4,400	$2.26	25d	1	0.34mi
124 Normal Ave Unit 2 Buffalo, NY	3.0	1.0	1727	$2,000	$1.16	25d	1	0.46mi
330 Bryant St Buffalo, NY	3.0	2.0	2224	$2,200	$0.99	21d	1	0.55mi
118 Ashland Ave Buffalo, NY	3.0	1.0	1326	$1,850	$1.40	15d	1	0.57mi
478 Breckenridge St Buffalo, NY	3.0	1.0	1100	$1,575	$1.43	45d	1	0.58mi
40 Putnam St Buffalo, NY	4.0	1.0	1600	$2,100	$1.31	25d	1	0.62mi
550 Busti Ave Unit 2 Buffalo, NY	3.0	1.0	1638	$1,500	$0.92	45d	1	0.78mi
311 Herkimer St #1 Buffalo, NY	3.0	1.0	1272	$1,400	$1.10	15d	1	0.79mi
740 Elmwood Ave Buffalo, NY	3.0	1.0	2000	$1,995	$1.00	15d	1	0.82mi
685 Auburn Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,750	$1.46	15d	1	0.95mi
232 Dewitt St Buffalo, NY	3.0	1.0	1200	$1,300	$1.08	25d	1	0.95mi
21 College St Buffalo, NY	3.0	1.0	1104	$1,850	$1.68	25d	1	1.03mi
190 Whitney Pl Buffalo, NY	3.0	1.0	1180	$1,550	$1.31	45d	1	1.06mi
305 Bird Ave Unit 3 Buffalo, NY	3.0	1.5	1128	$2,300	$2.04	45d	1	1.09mi
309 Bird Ave Unit 1 Buffalo, NY	3.0	1.0	1100	$2,200	$2.00	45d	1	1.09mi
374 Baynes St Buffalo, NY	3.0	1.0	1126	$1,550	$1.38	45d	1	1.12mi
217 W Tupper St Unit 2 Buffalo, NY	3.0	1.0	1150	$1,350	$1.17	45d	1	1.14mi
836 Richmond Ave Buffalo, NY	4.0	3.5	1982	$4,500	$2.27	45d	1	1.20mi
37 Abbottsford Pl Buffalo, NY	3.0	1.0	1130	$1,650	$1.46	45d	1	1.23mi
44 N Pearl St #5 Buffalo, NY	3.0	1.0	1200	$2,400	$2.00	45d	1	1.24mi
17 N Pearl St Unit 3 Buffalo, NY	3.0	2.0	1197	$3,100	$2.59	25d	1	1.29mi
891 Richmond Ave Buffalo, NY	3.0	1.0	1176	$1,800	$1.53	45d	1	1.31mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$2,560	$1.96	3d	14	1.31mi

Listing history 16 events

1. 2026-06-21
   days on market $110,000 Active 30 DOM
2. 2026-06-18
   days on market $110,000 Active 27 DOM
3. 2026-06-17
   days on market $110,000 Active 26 DOM
4. 2026-06-16
   days on market $110,000 Active 25 DOM
5. 2026-06-15
   days on market $110,000 Active 24 DOM
6. 2026-06-13
   days on market $110,000 Active 22 DOM
7. 2026-06-13
   days on market $110,000 Active 21 DOM
8. 2026-06-10
   days on market $110,000 Active 19 DOM
9. 2026-06-09
   days on market $110,000 Active 18 DOM
10. 2026-06-08
    days on market $110,000 Active 17 DOM
11. 2026-06-07
    days on market $110,000 Active 16 DOM
12. 2026-06-03
    days on market $110,000 Active 12 DOM
13. 2026-06-02
    days on market $110,000 Active 11 DOM
14. 2026-06-01
    days on market $110,000 Active 10 DOM
15. 2026-05-31
    days on market $110,000 Active 9 DOM
16. 2026-05-22
    listed $110,000 Active

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,291 · $108/mo
• Expected delta: +$568/yr (+$47/mo · 78.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $24,891
• − Mortgage interest: −$6,162
• − Property taxes: −$723
• − Insurance: −$550
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$3,200
• Taxable income: $10,273
• Est. tax owed @ 24.0%: −$2,466
• After-tax cash flow: $9,003/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): 24,107
• Household income: $53,870
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1501.0

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 0.70)
• 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%

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

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

1 event — show timeline

• 2026-05-22 Listed $110,000 WNYREIS

Property tax history

+14.5%/yr

Latest (2025): $723 · +0.0% YoY. Source: county tax records.