215 Saint Lawrence Ave · Buffalo, NY 14216

$259,900

4 bd · 2.0 ba · 1,780 sqft · MultiFamily public records · 15 Days on market

Built 1925 3,429 sqft lot Est $265k · 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 +25.0/30.0
• ARV discount +8.4/15.0
• DSCR +8.1/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Investor Opportunity in North Buffalo! Well-maintained 2/2 double with strong income potential in a highly desirable rental market. Both units feature updated kitchens and bathrooms, while many major mechanical components have been improved within the past two years, helping to minimize near-term capital expenses. All appliances are included, making this a turnkey addition to your portfolio. Conveniently located near shopping, restaurants, public transportation, and neighborhood amenities that continue to attract quality tenants. Whether you're expanding your holdings or seeking a property with owner-occupant flexibility, this North Buffalo double offers excellent investment potential and l

Key facts

• Updated bathrooms
• Updated kitchens
• Turnkey addition

Tags

• UPDATED KITCHENS
• UPDATED BATHROOMS
• STRONG INCOME POTENTIAL
• TURNKEY ADDITION
• CONVENIENTLY LOCATED
• NEIGHBORHOOD AMENITIES

Property features AI

Finance

• Financial info: Property configured as a two-unit multifamily (2 separate electric meters, 2 separate gas meters); Both units are month-to-month; Each unit currently rents for $1,400; Owner pays water; operating expenses include water/sewer

Exterior

• Parking: Two or more off-street parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Existing property condition
• Construction: Shake siding; Asphalt roof; Block foundation
• Exterior features: Rectangular residential lot; Near public transit; City street frontage

Interior

• Kitchen: Each unit includes an oven/range and refrigerator; Formal dining room in each unit
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms (one full bath per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and laminate flooring; flooring varies throughout
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $256k (1.5% 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: Rents rising (+3.6%/yr); 91 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,654/mo this rent would consume 46% of the median local household income ($70k/yr) (locally 1831% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $71k; list at $260k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $256,001 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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 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: 1.02% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.27%
• DSCR: 1.41
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $265,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
397 Sanders Rd	0.36mi	4/2.0	1,804 (+1%)	5mo	$270,000	$150	77
204 E Hazeltine Ave	0.25mi	4/2.0	1,733 (-3%)	9mo	$270,000	$156	77
21 Sanders Rd	0.36mi	4/2.0	1,859 (+4%)	10mo	$210,000	$113	68
180 Euclid Ave	0.35mi	5/2.0 (+1)	1,836 (+3%)	7mo	$230,000	$125	67
301 Crestwood Ave	0.20mi	4/2.0	2,024 (+14%)	3mo	$359,000	$177	66
4 Avery Ave	0.24mi	4/2.0	1,940 (+9%)	11mo	$290,000	$149	65
49 Hobmoor Ave	0.40mi	4/2.0	1,894 (+6%)	10mo	$343,000	$181	62
130 W Hazeltine Ave	0.70mi	4/2.0	1,806 (+2%)	4mo	$246,000	$136	61
28 Campbell Ave	0.47mi	4/2.0	1,856 (+4%)	15mo	$350,080	$189	58
146 Ramsdell Ave	0.69mi	4/2.0	1,936 (+9%)	6mo	$281,000	$145	48
41 Hartwell Rd	0.67mi	4/2.0	2,013 (+13%)	8mo	$285,000	$142	40
142 Camden Ave	0.66mi	3/2.0 (-1)	1,540 (-14%)	4mo	$205,000	$133	38

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 · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-4,669
• Equity at exit: $38,752

10-year hold

• IRR: 8.6%
• Equity multiple: 1.67×
• Total profit: $48,831
• Equity at exit: $22,471

Cash invested: $72,772 (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 14216

• Rents YoY: 3.6%
• Active inventory: 91
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $2,654 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $562

Break-even live

Break-even rent $1,942

Max offer price $259,900

Occupancy floor 74%

Sensitivity live

Price	-10% $710	-5% $636	+0% $562	+5% $489	+10% $415
Rent	-10% $353	-5% $458	+0% $562	+5% $667	+10% $772
Rate	-1.0pp $693	-0.5pp $629	base $562	+0.5pp $495	+1.0pp $427

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,654
Total (2 units)			$2,654

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Hartwell Rd Buffalo, NY	3.0	1.0	1250	$1,500	$1.20	4d	1	0.33mi
309 N Park Ave Buffalo, NY	3.0	1.0	2560	$1,750	$0.68	15d	1	0.39mi
359 Colvin Ave Buffalo, NY	3.0	1.0	2010	$2,100	$1.04	24d	1	0.40mi
77 Lovering Ave #2 Buffalo, NY	3.0	1.0	1450	$1,895	$1.31	45d	1	0.41mi
2514 Delaware Ave Unit 1 Buffalo, NY	3.0	1.0	1620	$1,650	$1.02	2d	1	0.44mi
140 Commonwealth Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$3,500	$2.80	45d	1	0.48mi
307 Sterling Ave Buffalo, NY	3.0	1.0	1632	$1,800	$1.10	4d	1	0.50mi
88 Commonwealth Ave Buffalo, NY	3.0	1.0	1355	$1,695	$1.25	21d	1	0.61mi
79 Commonwealth Ave Buffalo, NY	3.0	1.0	1450	$1,600	$1.10	24d	1	0.63mi
414 Taunton Pl Unit Lowet Buffalo, NY	3.0	1.0	1232	$1,700	$1.38	15d	1	0.67mi
351 Stillwell Ave Buffalo, NY	3.0	1.0	2586	$1,800	$0.70	24d	1	0.89mi
172 Tremont Ave Kenmore, NY	3.0	1.5	1569	$2,500	$1.59	11d	1	1.02mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	4d	1	1.27mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	24d	1	1.37mi
202 Summit Ave Unit 1 Buffalo, NY	3.0	1.0	2000	$2,400	$1.20	24d	1	1.39mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	24d	1	1.42mi
151 Lamson Rd Buffalo, NY	4.0	2.0	1382	$2,350	$1.70	18d	1	1.49mi

Listing history 11 events

1. 2026-06-16
   statusdays on market $259,900 Pending 15 DOM
2. 2026-06-15
   days on market $259,900 Active Under Contract 14 DOM
3. 2026-06-13
   days on market $259,900 Active Under Contract 12 DOM
4. 2026-06-13
   days on market $259,900 Active Under Contract 11 DOM
5. 2026-06-10
   statusdays on market $259,900 Active Under Contract 9 DOM
6. 2026-06-09
   days on market $259,900 Active 8 DOM
7. 2026-06-08
   days on market $259,900 Active 7 DOM
8. 2026-06-07
   days on market $259,900 Active 6 DOM
9. 2026-06-03
   days on market $259,900 Active 2 DOM
10. 2026-06-02
    remarks 699-char remark
11. 2026-06-02
    listed $259,900 Active 1 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: $756 · $63/mo
• Projected year-2 tax: $2,574 · $215/mo
• Expected delta: +$1,818/yr (+$152/mo · 240.4%)

ⓘ 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 ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,848
• − Mortgage interest: −$14,558
• − Property taxes: −$756
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − Depreciation: −$7,561
• Taxable income: $2,577
• Est. tax owed @ 24.0%: −$619
• After-tax cash flow: $6,130/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): 22,849
• Household income: $69,629
• Rent vs Own: 54.4% rent · 45.6% own
• Severe rent burden: 1831.0

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 (72%)
• Race & ethnicity: White 72% Black 16% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 10% Iranian 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 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: ▼ -264.53%
• Current HPI: 421.1138
• Rent YoY: ▲ 3.65%
• 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

+266.1% since first listed

2 events — show timeline

• 2026-06-01 Listed $259,900 WNYREIS
• 1994-06-15 Sold (Public Records) $71,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $756 · -14.1% YoY. Source: county tax records.