1776 Clinton St · Buffalo, NY 14206

$225,000

8 bd · 3.0 ba · 3,711 sqft · MultiFamily · 30 Days on market

Built 1920 3,855 sqft lot Est $393k · 43% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Appreciation +9.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

INVESTORS TAKE NOTICE of the Potential this mixed use property at 1776 Clinton St Buffalo, NY has to offer. .. This mixed-use property features three fully occupied residential units plus a vacant storefront with endless potential. The lower front apartment includes 2 bedrooms, 1 bath, living and dining rooms, vinyl flooring, and in-unit laundry hookups. The upper front apartment offers 4 bedrooms and 1 bath, with three bedrooms on the main level and a fourth loft-style room accessible by a spiral staircase. The rear apartment provides 2 bedrooms, 1 bath, an eat-in kitchen, and a comfortable living space. Each unit highlights a mix of vinyl and hardwood flooring. The storefront is a spaciou

Key facts

• Hardwood flooring
• Eat-in kitchen
• Spiral staircase

Tags

• IN-UNIT LAUNDRY HOOKUPS
• SPIRAL STAIRCASE
• EAT-IN KITCHEN
• HARDWOOD FLOORING
• OPEN AREA

Property features AI

Finance

• Financial info: Property configured as a 3-unit multifamily building; Each unit has separate gas and electric meters; Current rents listed: $775, $700, and $950; Owner pays water; rent includes water; Operating expense details: see remarks

Exterior

• Parking: No driveway
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Existing construction
• Construction: Construction details: see remarks
• Exterior features: Rectangular lot with dimensions approximately 31 x 95

Interior

• Kitchen: No appliance list provided except gas water heater
• Bedrooms: Three rental units: two 2-bedroom units and one 4-bedroom unit
• Bathrooms: Three full bathrooms (one per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Partial basement; Resale property
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (19.7% below list).
• Recommended offer: $181k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 8.0% in Buffalo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 170 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 43% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($2k loan paydown + $18k appreciation (8.1% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$32k 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 ($222k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $50k; list at $225k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,749 (19.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $393,366
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
471 S Ogden St	0.49mi	8/4.0	3,713 (+0%)	7mo	$395,000	$106	67

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

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.36×
• Total profit: $85,466
• Equity at exit: $171,833

10-year hold

• IRR: 17.3%
• Equity multiple: 5.03×
• Total profit: $254,066
• Equity at exit: $341,943

Cash invested: $63,000 (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 →

ZIP-level market 14206

• Home prices YoY: 1.8%
• Active inventory: 170
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-127

Break-even live

Break-even rent $1,968

Max offer price $206,622

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-49	+0% $-127	+5% $-205	+10% $-282
Rent	-10% $-270	-5% $-198	+0% $-127	+5% $-56	+10% $16
Rate	-1.0pp $-14	-0.5pp $-70	base $-127	+0.5pp $-185	+1.0pp $-245

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $225,000 Active 30 DOM
2. 2026-06-18
   days on market $225,000 Active 27 DOM
3. 2026-06-17
   days on market $225,000 Active 26 DOM
4. 2026-06-16
   days on market $225,000 Active 25 DOM
5. 2026-06-15
   days on market $225,000 Active 24 DOM
6. 2026-06-13
   days on market $225,000 Active 22 DOM
7. 2026-06-13
   days on market $225,000 Active 21 DOM
8. 2026-06-10
   days on market $225,000 Active 19 DOM
9. 2026-06-09
   days on market $225,000 Active 18 DOM
10. 2026-06-08
    days on market $225,000 Active 17 DOM
11. 2026-06-07
    days on market $225,000 Active 16 DOM
12. 2026-06-03
    days on market $225,000 Active 12 DOM
13. 2026-06-02
    days on market $225,000 Active 11 DOM
14. 2026-06-01
    days on market $225,000 Active 10 DOM
15. 2026-05-31
    days on market $225,000 Active 9 DOM
16. 2026-05-22
    listed $225,000 Active
17. 2026-04-30
    historical
18. 2026-03-18
    listed $225,000 Active
19. 2025-09-24
    status Pending
20. 2025-09-21
    historical
21. 2025-08-27
    listed $225,000 Active
22. 2002-04-26
    soldstatus $50,000
23. 2002-02-19
    listed $54,900

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

Taxation est. · year 1

• Rental income: $21,690
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$6,545
• Taxable loss: −$5,429
• Est. tax savings @ 24.0%: +$1,303
• After-tax cash flow: $-221/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): 21,631
• Household income: $50,450
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 841.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 25% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Arabic 2%

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: ▲ 8.06%
• Current HPI: 457.3935
• Rent YoY: —
• 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

+309.8% since first listed

8 events — show timeline

• 2026-05-22 Listed $225,000 WNYREIS
• 2026-04-30 Listing Removed — WNYREIS
• 2026-03-18 Listed $225,000 WNYREIS
• 2025-09-24 Pending — WNYREIS
• 2025-09-21 Listing Removed — WNYREIS
• 2025-08-27 Listed $225,000 WNYREIS
• 2002-04-26 Sold (MLS) $50,000 WNYREIS
• 2002-02-19 Listed $54,900 WNYREIS