328 Cambridge Ave · Buffalo, NY 14215

$164,900

4 bd · 1.5 ba · 1,453 sqft · SingleFamily public records · 55 Days on market

Built 1930 5,000 sqft lot $113/sqft · 8% below area Est $180k · 8% under

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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 +22.6/30.0
• ARV discount +11.2/15.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 328 Cambridge Ave in Buffalo. This 4-bedroom, 2-bath home offers a solid layout with good-sized living space and plenty of potential. The home features original woodwork, a functional floor plan, and a full basement. Whether you're a first-time buyer or looking for more space to move in and make updates over time or add to your investment portfolio. This property has good bones and is close to everything you need. This property gives you flexibility. Conveniently located near shopping, schools, restaurants, hospital(ECMC) and major routes, making daily living easy and accessible. Showing starts immediately.

Key facts

• Full basement
• Original woodwork
• 5,000 sq ft lot

Tags

• ORIGINAL WOODWORK
• FUNCTIONAL FLOOR PLAN
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story frame house; Existing construction; Stone foundation
• Construction: Frame construction; Stone foundation
• Exterior features: Blacktop driveway; Flag lot; Near public transit; Lot dimensions approximately 40 x 125

Interior

• Kitchen: Gas cooktop; Dishwasher
• Flooring: Tile; Vinyl; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced air heating
• Interior features: Separate/formal dining room; Separate/formal living room; Full, partially finished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (4.1% below list).
• Recommended offer: $158k (4.1% below list) — sets the bar for 1% rule.

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 flat; 237 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 42% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $165k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,070 (4.1% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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: 0.96% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.7

CMA / ARV

• ARV (median comp): $179,832
• List price: $164,900
• Delta: -8.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 Grider St	0.28mi	4/2.0	1,418 (-2%)	1mo	$128,000	$90	80
51 Sussex St	0.31mi	4/2.0	1,465 (+1%)	7mo	$251,000	$171	76
368 Northumberland Ave	0.14mi	3/1.0 (-1)	1,420 (-2%)	8mo	$125,000	$88	76
127 Durham Ave	0.27mi	3/1.0 (-1)	1,550 (+7%)	1mo	$216,000	$139	68
231 Stevens Ave	0.23mi	4/2.0	1,268 (-13%)	1mo	$200,000	$158	65
65 Deerfield Ave	0.16mi	5/1.5 (+1)	1,621 (+12%)	6mo	$170,000	$105	63
597 Norfolk Ave	0.57mi	3/1.0 (-1)	1,490 (+2%)	4mo	$160,000	$107	59
158 Wende St	0.64mi	4/1.0	1,340 (-8%)	1mo	$70,000	$52	55
305 Warwick Ave	0.54mi	5/1.5 (+1)	1,333 (-8%)	8mo	$200,000	$150	49
353 Warwick Ave	0.59mi	3/1.0 (-1)	1,611 (+11%)	1mo	$161,800	$100	46
635 Norfolk Ave	0.63mi	3/1.0 (-1)	1,340 (-8%)	5mo	$172,500	$129	46
42 Schauf Ave	0.63mi	5/1.0 (+1)	1,281 (-12%)	5mo	$170,000	$133	40

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 · 0.67% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.73×
• Total profit: $-12,499
• Equity at exit: $24,587

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,319
• Equity at exit: $14,258

Cash invested: $46,172 (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 14215

• Home prices YoY: -30.0%
• Rents YoY: 0.7%
• Active inventory: 237
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$865
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $281

Break-even live

Break-even rent $1,224

Max offer price $164,900

Occupancy floor 77%

Sensitivity live

Price	-10% $375	-5% $328	+0% $281	+5% $235	+10% $188
Rent	-10% $157	-5% $219	+0% $281	+5% $344	+10% $406
Rate	-1.0pp $364	-0.5pp $323	base $281	+0.5pp $239	+1.0pp $195

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	0.41mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	44d	1	0.83mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	19d	1	0.95mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	44d	1	1.02mi
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	15d	1	1.05mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	4d	1	1.12mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	24d	1	1.12mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	2d	1	1.12mi
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	4d	1	1.21mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	2d	1	1.24mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	15d	1	1.25mi
104 Butler Ave Buffalo, NY	3.0	1.0	1000	$1,400	$1.40	44d	1	1.38mi
76 Vernon Pl Unit Lower Buffalo, NY	3.0	1.0	1190	$1,445	$1.21	15d	1	1.42mi
76 Vernon Pl Unit Upper Buffalo, NY	3.0	1.0	1190	$1,595	$1.34	15d	1	1.42mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	11d	1	1.44mi

Listing history 16 events

1. 2026-06-18
   days on market $164,900 Active 55 DOM
2. 2026-06-17
   days on market $164,900 Active 54 DOM
3. 2026-06-16
   days on market $164,900 Active 53 DOM
4. 2026-06-15
   days on market $164,900 Active 52 DOM
5. 2026-06-13
   days on market $164,900 Active 50 DOM
6. 2026-06-13
   days on market $164,900 Active 49 DOM
7. 2026-06-10
   days on market $164,900 Active 47 DOM
8. 2026-06-09
   days on market $164,900 Active 46 DOM
9. 2026-06-08
   days on market $164,900 Active 45 DOM
10. 2026-06-07
    days on market $164,900 Active 44 DOM
11. 2026-06-03
    days on market $164,900 Active 40 DOM
12. 2026-06-02
    days on market $164,900 Active 39 DOM
13. 2026-06-01
    days on market $164,900 Active 38 DOM
14. 2026-05-31
    days on market $164,900 Active 37 DOM
15. 2026-04-24
    listed $164,900 Active 626-char remark
16. 2023-10-03
    soldstatus $65,000

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$1,190/yr (+$99/mo · 293.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $18,968
• − Mortgage interest: −$9,237
• − Property taxes: −$406
• − Insurance: −$824
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$4,797
• Taxable income: $669
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $3,217/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): 42,524
• Household income: $44,955
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2873.0

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 Black (67%)
• Race & ethnicity: Black 67% White 15% Asian 7% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 4% Chinese 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: ▼ -126.29%
• Current HPI: 295.2966
• Rent YoY: ▲ 0.67%
• 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

+153.7% since first listed

2 events — show timeline

• 2026-04-24 Listed $164,900 WNYREIS
• 2023-10-03 Sold (Public Records) $65,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $406 · +57.6% YoY. Source: county tax records.