660 Fulton St · Buffalo, NY 14210

$110,000

5 bd · 2.0 ba · 1,371 sqft · SingleFamily public records · 27 Days on market

Built 1870 3,810 sqft lot Est $192k · 43% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 660 Fulton, only a few blocks away from Larkin District. Be part of the Buffalo Renaissance. This home has 5 bedrooms and 2 baths. Hard to come by driveway and 2 car garage. Property needs TLC. Sold "AS IS" Perfect for investors and flippers. This property is ready for renovationin a rapidly appreciating neighborhood.

Key facts

• 3,810 sq ft lot
• Garage
• Built 1870

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Public water connected; Sewer connected
• Home design: Single-story listed (story count shows 1); Resale property; City street frontage; Rectangular residential lot; Near public transit
• Construction: Composite siding; Asphalt roof; Existing (previously built)
• Exterior features: Concrete driveway; Fully fenced yard; Covered porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two main-level bedrooms; Additional bedrooms on second level (total of five bedrooms listed across levels)
• Flooring: Hardwood flooring; Varied flooring types
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating; Space heaters
• Interior features: Separate/formal dining room; Eat-in kitchen; Bedroom on main level
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $722 ($9k/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 14.2% 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 rising fast (+12.7%/yr); 94 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 42% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 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 $56k; list at $110k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

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

Questions for the listing agent

1. Built in 1870 — 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: 1.71% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.12%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $191,940
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Smith St	0.06mi	4/1.0 (-1)	1,441 (+5%)	8mo	$70,000	$49	73
35 Walter St	0.42mi	4/1.0 (-1)	1,510 (+10%)	3mo	$240,000	$159	52
160 Selkirk St	0.29mi	4/1.0 (-1)	1,171 (-15%)	7mo	$150,000	$128	48
223 Maurice St	0.53mi	5/2.0	1,549 (+13%)	14mo	$217,247	$140	42

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 48.6%
• Equity multiple: 4.76×
• Total profit: $115,826
• Equity at exit: $99,097

10-year hold

• IRR: 44.5%
• Equity multiple: 11.70×
• Total profit: $329,551
• Equity at exit: $213,706

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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,876 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $722

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 57%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 S Park Ave Unit Lower Buffalo, NY	4.0	1.0	1729	$1,600	$0.93	23d	1	0.27mi

Listing history 26 events

1. 2026-06-18
   days on market $110,000 Active 27 DOM
2. 2026-06-17
   days on market $110,000 Active 26 DOM
3. 2026-06-16
   days on market $110,000 Active 25 DOM
4. 2026-06-15
   days on market $110,000 Active 24 DOM
5. 2026-06-13
   days on market $110,000 Active 22 DOM
6. 2026-06-13
   days on market $110,000 Active 21 DOM
7. 2026-06-10
   days on market $110,000 Active 19 DOM
8. 2026-06-09
   days on market $110,000 Active 18 DOM
9. 2026-06-08
   days on market $110,000 Active 17 DOM
10. 2026-06-07
    days on market $110,000 Active 16 DOM
11. 2026-06-03
    days on market $110,000 Active 12 DOM
12. 2026-06-02
    remarks 367-char remark
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
17. 2021-09-08
    soldstatus $56,000 Closed Sale or Rented 341-char remark

    Show marketing remark (341 chars)

    Welcome to 660 Fulton, only a few blocks away from Larkin District. Be part of the Buffalo Renaissance. This home has 5 bedrooms and 2 baths. Hard to come by driveway and 2 car garage. Property needs TLC. Sold "AS IS" Perfect for investors and flippers. This property is ready for renovationin a rapidly appreciating neighborhood.

18. 2021-08-09
    status Pending Sale 341-char remark

    Show marketing remark (341 chars)

    Welcome to 660 Fulton, only a few blocks away from Larkin District. Be part of the Buffalo Renaissance. This home has 5 bedrooms and 2 baths. Hard to come by driveway and 2 car garage. Property needs TLC. Sold "AS IS" Perfect for investors and flippers. This property is ready for renovationin a rapidly appreciating neighborhood.

19. 2021-08-04
    status Under Contract- Do Not Show 341-char remark

    Show marketing remark (341 chars)

    Welcome to 660 Fulton, only a few blocks away from Larkin District. Be part of the Buffalo Renaissance. This home has 5 bedrooms and 2 baths. Hard to come by driveway and 2 car garage. Property needs TLC. Sold "AS IS" Perfect for investors and flippers. This property is ready for renovationin a rapidly appreciating neighborhood.

20. 2021-07-07
    status Active 341-char remark

    Show marketing remark (341 chars)

    Welcome to 660 Fulton, only a few blocks away from Larkin District. Be part of the Buffalo Renaissance. This home has 5 bedrooms and 2 baths. Hard to come by driveway and 2 car garage. Property needs TLC. Sold "AS IS" Perfect for investors and flippers. This property is ready for renovationin a rapidly appreciating neighborhood.

21. 2021-07-06
    status Under Contract- Do Not Show 341-char remark

    Show marketing remark (341 chars)

    Welcome to 660 Fulton, only a few blocks away from Larkin District. Be part of the Buffalo Renaissance. This home has 5 bedrooms and 2 baths. Hard to come by driveway and 2 car garage. Property needs TLC. Sold "AS IS" Perfect for investors and flippers. This property is ready for renovationin a rapidly appreciating neighborhood.

22. 2021-06-25
    price $63,900 341-char remark

    Show marketing remark (341 chars)

    Welcome to 660 Fulton, only a few blocks away from Larkin District. Be part of the Buffalo Renaissance. This home has 5 bedrooms and 2 baths. Hard to come by driveway and 2 car garage. Property needs TLC. Sold "AS IS" Perfect for investors and flippers. This property is ready for renovationin a rapidly appreciating neighborhood.

23. 2021-05-24
    price $67,500 341-char remark

    Show marketing remark (341 chars)

    Welcome to 660 Fulton, only a few blocks away from Larkin District. Be part of the Buffalo Renaissance. This home has 5 bedrooms and 2 baths. Hard to come by driveway and 2 car garage. Property needs TLC. Sold "AS IS" Perfect for investors and flippers. This property is ready for renovationin a rapidly appreciating neighborhood.

24. 2021-04-26
    price $69,900 341-char remark

    Show marketing remark (341 chars)

    Welcome to 660 Fulton, only a few blocks away from Larkin District. Be part of the Buffalo Renaissance. This home has 5 bedrooms and 2 baths. Hard to come by driveway and 2 car garage. Property needs TLC. Sold "AS IS" Perfect for investors and flippers. This property is ready for renovationin a rapidly appreciating neighborhood.

25. 2021-04-14
    listed $79,900 Active 341-char remark

    Show marketing remark (341 chars)

    Welcome to 660 Fulton, only a few blocks away from Larkin District. Be part of the Buffalo Renaissance. This home has 5 bedrooms and 2 baths. Hard to come by driveway and 2 car garage. Property needs TLC. Sold "AS IS" Perfect for investors and flippers. This property is ready for renovationin a rapidly appreciating neighborhood.

26. 2021-04-13
    soldstatus $45,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°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: $22,512
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$3,200
• Taxable income: $7,348
• Est. tax owed @ 24.0%: −$1,764
• After-tax cash flow: $6,899/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): 15,563
• Household income: $54,197
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 959.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 21% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Other Indo-European 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: ▲ 52.34%
• Current HPI: 431.7951
• Rent YoY: ▲ 12.67%
• 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

+144.4% since first listed

11 events — show timeline

• 2026-05-22 Listed $110,000 WNYREIS
• 2021-09-08 Sold (MLS) $56,000 WNYREIS
• 2021-08-09 Pending — WNYREIS
• 2021-08-04 Pending — WNYREIS
• 2021-07-07 Relisted — WNYREIS
• 2021-07-06 Pending — WNYREIS
• 2021-06-25 Price Changed $63,900 WNYREIS
• 2021-05-24 Price Changed $67,500 WNYREIS
• 2021-04-26 Price Changed $69,900 WNYREIS
• 2021-04-14 Listed $79,900 WNYREIS
• 2021-04-13 Sold (Public Records) $45,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $207 · +0.0% YoY. Source: county tax records.