98 Fox St · Buffalo, NY 14212

$219,900

3 bd · 1.0 ba · 1,155 sqft · SingleFamily public records · 2 Days on market

Built 2014 7,920 sqft lot $190/sqft · 69% above area

---

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 +26.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Try finding a newer home in this area. Built in 2014, this home is practically brand new by Buffalo standards, offering a rare opportunity to own a relatively modern property in an established neighborhood. The interior has been completely renovated and features a bright, open layout that feels both welcoming and functional. The bedrooms are well-appointed with comfortable proportions, providing plenty of space for everyday living. The large basement offers excellent potential to be finished, creating additional living space such as a recreation area, home office, or gym. Out front, a charming porch provides the perfect place to relax and enjoy the neighborhood. Located on a quiet street, y

Key facts

• Quiet street
• Bright open layout
• Charming porch

Tags

• COMPLETELY RENOVATED
• BRIGHT OPEN LAYOUT
• LARGE BASEMENT
• CHARMING PORCH
• QUIET STREET
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Lot is rectangular and near public transit (approx. 60 x 132)

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Resale property; Frame construction with vinyl siding and insulated concrete forms
• Construction: Existing construction
• Exterior features: Stamped concrete driveway; Covered porch

Interior

• Kitchen: Appliances negotiable
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Living/dining room; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).

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: 84 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $145k; list at $220k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $219,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (median comp): $129,766
• List price: $219,900
• Delta: 76.47%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
598 High St	0.41mi	3/1.0	1,139 (-1%)	7mo	$115,000	$101	73
23 Guilford St	0.19mi	4/1.5 (+1)	1,322 (+14%)	1mo	$190,000	$144	60
18 Paderewski Dr	0.33mi	3/1.0	1,080 (-6%)	17mo	$65,000	$60	59
513 High St	0.42mi	3/1.0	1,270 (+10%)	7mo	$95,000	$75	58
189 Reed St	0.30mi	4/1.0 (+1)	1,261 (+9%)	10mo	$145,000	$115	58
255 Reed St	0.40mi	4/1.0 (+1)	1,294 (+12%)	6mo	$125,000	$97	52
553 William St	0.69mi	3/1.5	1,279 (+11%)	5mo	$231,750	$181	43
95 Peckham St	0.51mi	4/1.0 (+1)	1,249 (+8%)	18mo	$150,000	$120	42
511 William St	0.72mi	2/1.5 (-1)	990 (-14%)	2mo	$205,000	$207	34
70 Camp St	0.51mi	3/1.5	1,324 (+15%)	21mo	$245,000	$185	33
295 Pratt St	0.71mi	3/1.5	1,324 (+15%)	23mo	$235,000	$177	22

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 3.52×
• Total profit: $154,961
• Equity at exit: $198,103

10-year hold

• IRR: 27.8%
• Equity multiple: 7.96×
• Total profit: $428,362
• Equity at exit: $427,217

Cash invested: $61,572 (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 14212

• Home prices YoY: 20.4%
• Active inventory: 84
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,335 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $554

Break-even live

Break-even rent $1,633

Max offer price $219,900

Occupancy floor 71%

Sensitivity live

Price	-10% $679	-5% $617	+0% $554	+5% $492	+10% $430
Rent	-10% $370	-5% $462	+0% $554	+5% $647	+10% $739
Rate	-1.0pp $665	-0.5pp $610	base $554	+0.5pp $497	+1.0pp $439

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
983 Michigan Ave Buffalo, NY	2.0	1.0–2.0	805	$3,202	$3.98	0d	58	0.94mi
1145 Michigan Ave Buffalo, NY	2.0	1.0–2.0	655	$2,049	$3.13	45d	1	1.10mi
140 Seymour St Unit First Floor Buffalo, NY	2.0	1.0	1300	$1,800	$1.38	5d	1	1.18mi
140 Seymour St Buffalo, NY	2.0	1.0	1300	$1,800	$1.38	25d	1	1.18mi
489 Ellicott St Unit 36 Buffalo, NY	2.0	2.0	1000	$1,550	$1.55	5d	1	1.22mi
628 Ellicott St Buffalo, NY	1.0–2.0	1.0–2.0	1059	$2,812	$2.65	0d	6	1.22mi
17 N Pearl St Buffalo, NY	2.0	2.0	1077	$2,700	$2.51	25d	1	1.31mi
17 N Pearl St Unit 3 Buffalo, NY	3.0	2.0	1197	$3,100	$2.59	25d	1	1.31mi
44 N Pearl St #5 Buffalo, NY	3.0	1.0	1200	$2,400	$2.00	45d	1	1.34mi
519 Virginia St Buffalo, NY	1.0–2.0	1.0–2.0	700	$1,700	$2.43	5d	3	1.34mi
1155 Main St Buffalo, NY	2.0	1.0–2.0	592	$2,300	$3.88	45d	1	1.35mi
40 North St Unit 306 Buffalo, NY	2.0	1.5	1125	$1,950	$1.73	45d	1	1.37mi
1152 Main St Apt 3 Buffalo, NY	3.0	1.0	1000	$2,400	$2.40	16d	1	1.38mi
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	16d	1	1.40mi
465 Washington St Buffalo, NY	1.0–2.0	1.0–2.0	1388	$2,285	$1.65	4d	5	1.43mi
130 Linwood Ave Buffalo, NY	2.0	1.0	900	$1,900	$2.11	25d	1	1.48mi
506 Delaware Ave Buffalo, NY	1.0–2.0	1.0–1.5	1190	$2,995	$2.52	12d	6	1.48mi

Listing history 18 events

1. 2026-06-21
   pricedays on marketlisting id $219,900 Active 2 DOM
2. 2026-06-18
   days on market $229,000 Active 34 DOM
3. 2026-06-17
   days on market $229,000 Active 33 DOM
4. 2026-06-16
   days on market $229,000 Active 32 DOM
5. 2026-06-15
   days on market $229,000 Active 31 DOM
6. 2026-06-13
   days on market $229,000 Active 29 DOM
7. 2026-06-13
   days on market $229,000 Active 28 DOM
8. 2026-06-10
   days on market $229,000 Active 26 DOM
9. 2026-06-09
   days on market $229,000 Active 25 DOM
10. 2026-06-08
    days on market $229,000 Active 24 DOM
11. 2026-06-07
    days on market $229,000 Active 23 DOM
12. 2026-06-03
    days on market $229,000 Active 19 DOM
13. 2026-06-02
    days on market $229,000 Active 18 DOM
14. 2026-06-01
    days on market $229,000 Active 17 DOM
15. 2026-05-31
    days on market $229,000 Active 16 DOM
16. 2026-05-15
    listed $229,000 Active 1021-char remark
17. 2026-03-14
    listed $229,000 Active
18. 2014-12-01
    soldstatus $144,582

ⓘ 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: $545 · $45/mo
• Projected year-2 tax: $2,131 · $178/mo
• Expected delta: +$1,586/yr (+$132/mo · 291.0%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,018
• − Mortgage interest: −$12,318
• − Property taxes: −$545
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − Depreciation: −$6,397
• Taxable income: $3,176
• Est. tax owed @ 24.0%: −$762
• After-tax cash flow: $5,889/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
• City population: 440,021
• Population (ZIP): 13,603

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 0.75)
• Race & ethnicity: White 32% Black 27% Asian 25% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 12% Serbian 1% Lithuanian 1%
• Foreign-born: 20% · Philippines, Canada, China
• Languages at home: 68% English-only · Other Indo-European 18% Spanish 4% Other Asian/Pacific 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: ▲ 79.80%
• Current HPI: 471.6399
• Rent YoY: —
• Metro: —
• 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

+58.4% since first listed

3 events — show timeline

• 2026-05-15 Listed $229,000 WNYREIS
• 2026-03-14 Listed $229,000 WNYREIS
• 2014-12-01 Sold (Public Records) $144,582 Public Records

Property tax history

-6.8%/yr

Latest (2025): $545 · -10.0% YoY. Source: county tax records.