29 Melrose St · Buffalo, NY 14220

$190,000

3 bd · 2.0 ba · 1,872 sqft · MultiFamily public records · 215 Days on market

Built 1920 Fair condition 3,840 sqft lot $101/sqft · 55% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Condition / age +2.2/5.0
• 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 MLS

29 Melrose - 2/2 Double Showings begin at Open House on Wednesday, April 24th from 5-7:30pm. Located on a beautiful South Buffalo street off Abbott, this 2/2 double features many new amenities including a new roof, mechanics and flooring to name a few. .. An opportunity not to be missed, make sure to stop by the open house on Wednesday, 4/24!

Key facts

• 3,840 sq ft lot
• 2 parking spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $190k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 6.8% 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.
• 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: Rents rising fast (+7.6%/yr); 297 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 40% of the median local income ($71k/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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $152k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.95%
• DSCR: 1.75
• GRM: 6.6

CMA / ARV

• ARV (median comp): $423,039
• List price: $190,000
• Delta: -55.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Hayden St	0.52mi	4/2.0 (+1)	1,848 (-1%)	2mo	$195,000	$106	66
116 Melrose St	0.16mi	4/2.0 (+1)	2,001 (+7%)	12mo	$223,000	$111	66
89 Melrose St	0.11mi	4/2.0 (+1)	2,038 (+9%)	11mo	$318,000	$156	66
81 Melrose St	0.10mi	4/2.0 (+1)	2,116 (+13%)	9mo	$264,000	$125	61
638 Hopkins St	0.73mi	4/2.0 (+1)	1,874 (+0%)	2mo	$50,000	$27	60
28 Paul Pl	0.30mi	4/2.0 (+1)	2,144 (+14%)	5mo	$230,000	$107	53
61 Princeton Pl	0.40mi	4/2.0 (+1)	1,640 (-12%)	5mo	$256,000	$156	51
50 Kingston Pl	0.40mi	4/2.0 (+1)	1,631 (-13%)	6mo	$185,000	$113	50
51 Lilac St	0.66mi	4/2.0 (+1)	2,004 (+7%)	4mo	$240,000	$120	49
8 Heussy Ave	0.52mi	4/2.0 (+1)	2,144 (+14%)	3mo	$215,000	$100	44
48 Ryan St	0.49mi	4/2.0 (+1)	2,084 (+11%)	12mo	$213,000	$102	43
889 Tifft St	0.64mi	4/2.0 (+1)	2,112 (+13%)	8mo	$210,000	$99	37

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 · 7.62% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.54×
• Total profit: $28,612
• Equity at exit: $28,330

10-year hold

• IRR: 24.8%
• Equity multiple: 3.61×
• Total profit: $138,640
• Equity at exit: $16,428

Cash invested: $53,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 13 under contract
• Months of supply: 4.7 mo (21%/mo absorbed)
• Median asking: $194,900 ($109/sqft)
• Median days on market: 40 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +108.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14220

• Home prices YoY: -26.7%
• Rents YoY: 7.6%
• Active inventory: 297
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,385 high
• Mortgage (P&I): −$996
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $752

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,386
Total (2 units)			$2,385

Break-even live

Break-even rent $1,434

Max offer price $190,000

Occupancy floor 63%

Sensitivity live

Price	-10% $859	-5% $805	+0% $752	+5% $698	+10% $644
Rent	-10% $563	-5% $657	+0% $752	+5% $846	+10% $940
Rate	-1.0pp $847	-0.5pp $800	base $752	+0.5pp $702	+1.0pp $652

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: $47,500
• Closing costs: $5,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Milford St Buffalo, NY	3.0	1.0	—	$1,425	—	184d	1	0.09mi
258 Abbott Rd Buffalo, NY	2.0	1.0	804	$1,195	$1.49	15d	1	0.12mi
258 Abbott Rd Buffalo, NY	2.0	1.0	804	$1,195	$1.49	10d	1	0.12mi
258 Abbott Rd Buffalo, NY	2.0	1.0	814	$1,195	$1.47	14d	1	0.12mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	138d	1	0.19mi
227 Abbott Rd Unit 4 Buffalo, NY	1.0	1.0	550	$965	$1.75	155d	1	0.19mi
227 Abbott Rd Apt 5 Buffalo, NY	1.0	1.0	550	$975	$1.77	6d	1	0.19mi
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	155d	1	0.20mi
31 Tamarack St Apt 208C Buffalo, NY	2.0	1.0	1400	$1,400	$1.00	10d	1	0.25mi
31 Tamarack St Apt 307C Buffalo, NY	2.0	2.0	1400	$1,400	$1.00	0d	1	0.25mi
31 Tamarack St Apt 302G Buffalo, NY	2.0	2.0	1400	$1,400	$1.00	11d	1	0.25mi
31 Tamarack St Apt 302G Buffalo, NY	2.0	2.0	1400	$1,400	$1.00	10d	1	0.25mi
187 Melrose St Unit 2 Buffalo, NY	2.0	1.0	—	$700	—	123d	1	0.28mi
455 Abbott Rd Buffalo, NY	3.0	1.0	1159	$1,250	$1.08	2d	1	0.29mi
100 Athol St Buffalo, NY	2.0	1.0	600	$1,245	$2.08	0d	2	0.30mi
111 Southside Pkwy Buffalo, NY	1.0	1.0	1000	$1,000	$1.00	164d	1	0.31mi
85 Como Ave Buffalo, NY	3.0	1.0	1257	$1,600	$1.27	43d	1	0.34mi
42 Princeton Pl Buffalo, NY	1.0	1.0	—	$750	—	138d	1	0.35mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	143d	1	0.35mi
40 Geary St Unit 1 Buffalo, NY	3.0	1.0	2544	$1,350	$0.53	116d	1	0.35mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	164d	1	0.37mi
86 Edgewood Ave Buffalo, NY	2.0	2.0	1700	$1,650	$0.97	11d	1	0.38mi
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	155d	1	0.39mi
61 Princeton Pl Buffalo, NY	2.0	1.0	820	$1,300	$1.59	143d	1	0.39mi
61 Princeton Pl Buffalo, NY	2.0	1.0	860	$1,250	$1.45	108d	1	0.39mi
17 Mineral Springs Rd Buffalo, NY	1.0	1.0	638	$1,345	$2.11	10d	1	0.42mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	151d	1	0.42mi
109 Unger Ave Unit 109 Unger Upper Buffalo, NY	2.0	1.0	1200	$1,325	$1.10	55d	1	0.42mi
22 Remoleno St Buffalo, NY	3.0	1.0	2362	$1,350	$0.57	10d	1	0.43mi
22 Remoleno St Buffalo, NY	3.0	1.0	—	$1,350	—	6d	1	0.43mi
165 Folger St Buffalo, NY	3.0	1.0	1440	$1,400	$0.97	22d	1	0.44mi
39 Coronada St Buffalo, NY	3.0	1.0	—	$1,200	—	184d	1	0.44mi
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	184d	1	0.45mi
2111 Seneca St #3 Buffalo, NY	2.0	1.0	937	$1,150	$1.23	184d	1	0.45mi
2096 Seneca St Buffalo, NY	1.0	1.0	474	$1,000	$2.11	184d	1	0.46mi
40 Ryan St Buffalo, NY	2.0	1.0	—	$1,250	—	164d	1	0.46mi
80 Abbott Rd Buffalo, NY	3.0	1.0	—	$1,400	—	133d	1	0.47mi
61 Macamley St #2 Buffalo, NY	3.0	1.0	1300	$1,550	$1.19	35d	1	0.48mi
50 Ryan St Buffalo, NY	2.0	1.0	1170	$1,150	$0.98	122d	1	0.48mi
50 Ryan St Buffalo, NY	3.0	1.0	1170	$1,200	$1.03	10d	1	0.48mi

Property features AI

Finance

• Financial info: Owner pays waterRent includes waterOperating expenses include waterTwo separate gas meters and two separate electric meters (separate utilities for units)Units currently rented month-to-monthUnit rents: one at $1,150, the other at $810

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Public water connectedSewer connectedCable availableHigh-speed internet availableElectric service with circuit breakers
• Home design: Two-story multifamily property (2 units)Resale property
• Construction: Vinyl sidingAsphalt roofCopper and PEX plumbingExisting (built previously)
• Exterior features: Near public transitRectangular residential lotCity street frontageLot dimensions approximately 30 x 128

Interior

• Kitchen: Eat-in kitchensOven/Range
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: CarpetHardwoodLuxury vinylVaries
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Gas forced air heating
• Interior features: Natural woodworkCarpet, hardwood, and luxury vinyl flooring (varies)
• Laundry & utility: Washer and dryer in one unitGas water heater

Listing history 50 events

1. 2026-11-08
   days on market $190,000 Active 215 DOM
2. 2026-11-07
   days on market $190,000 Active 214 DOM
3. 2026-11-06
   days on market $190,000 Active 213 DOM
4. 2026-11-05
   days on market $190,000 Active 212 DOM
5. 2026-11-04
   days on market $190,000 Active 211 DOM
6. 2026-11-02
   days on market $190,000 Active 209 DOM
7. 2026-11-01
   days on market $190,000 Active 208 DOM
8. 2026-10-31
   days on market $190,000 Active 207 DOM
9. 2026-10-30
   days on market $190,000 Active 206 DOM
10. 2026-10-29
    days on market $190,000 Active 205 DOM
11. 2026-10-28
    days on market $190,000 Active 204 DOM
12. 2026-10-27
    days on market $190,000 Active 203 DOM
13. 2026-10-26
    days on market $190,000 Active 202 DOM
14. 2026-10-26
    days on market $190,000 Active 201 DOM
15. 2026-10-24
    days on market $190,000 Active 200 DOM
16. 2026-10-23
    days on market $190,000 Active 199 DOM
17. 2026-10-22
    days on market $190,000 Active 198 DOM
18. 2026-10-21
    days on market $190,000 Active 197 DOM
19. 2026-10-20
    days on market $190,000 Active 196 DOM
20. 2026-10-19
    days on market $190,000 Active 195 DOM
21. 2026-10-18
    days on market $190,000 Active 194 DOM
22. 2026-10-17
    days on market $190,000 Active 193 DOM
23. 2026-10-16
    days on market $190,000 Active 192 DOM
24. 2026-10-15
    pricedays on market $190,000 Active 191 DOM
25. 2026-10-14
    days on market $200,999 Active 190 DOM
26. 2026-10-13
    days on market $200,999 Active 189 DOM
27. 2026-10-12
    days on market $200,999 Active 188 DOM
28. 2026-10-11
    days on market $200,999 Active 187 DOM
29. 2026-10-10
    days on market $200,999 Active 186 DOM
30. 2026-10-09
    days on market $200,999 Active 185 DOM
31. 2026-10-08
    days on market $200,999 Active 184 DOM
32. 2026-10-07
    days on market $200,999 Active 183 DOM
33. 2026-10-06
    days on market $200,999 Active 182 DOM
34. 2026-10-05
    days on market $200,999 Active 181 DOM
35. 2026-10-04
    days on market $200,999 Active 180 DOM
36. 2026-10-03
    days on market $200,999 Active 179 DOM
37. 2026-10-02
    days on market $200,999 Active 178 DOM
38. 2026-10-01
    days on market $200,999 Active 177 DOM
39. 2026-09-30
    days on market $200,999 Active 176 DOM
40. 2026-09-29
    days on market $200,999 Active 175 DOM
41. 2026-09-28
    days on market $200,999 Active 174 DOM
42. 2026-09-27
    days on market $200,999 Active 173 DOM
43. 2026-09-25
    days on market $200,999 Active 171 DOM
44. 2026-09-24
    days on market $200,999 Active 170 DOM
45. 2026-09-23
    days on market $200,999 Active 169 DOM
46. 2026-09-22
    days on market $200,999 Active 168 DOM
47. 2026-09-21
    days on market $200,999 Active 167 DOM
48. 2026-09-20
    days on market $200,999 Active 166 DOM
49. 2026-09-19
    days on market $200,999 Active 165 DOM
50. 2026-09-18
    days on market $200,999 Active 164 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: $684 · $57/mo
• Projected year-2 tax: $1,947 · $162/mo
• Expected delta: +$1,264/yr (+$105/mo · 184.9%)

ⓘ 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: $28,620
• − Mortgage interest: −$10,643
• − Property taxes: −$684
• − Insurance: −$950
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − Depreciation: −$5,527
• Taxable income: $6,237
• Est. tax owed @ 24.0%: −$1,497
• After-tax cash flow: $7,523/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $46,800–$84,240 screening

The property is in fair condition with moderate repairs and maintenance needed. Painting, landscaping, and HVAC maintenance would significantly increase its resale and rental value.

Repairs flagged

• Moderate Exterior paint — The exterior shows signs of discoloration and possible paint chipping.
• Moderate Landscaping — The landscaping appears to be maintained but not particularly well-kept or landscaped.
• Moderate Interior paint — No specific interior paint details are visible in the photos, but it's likely to be in need of touch-ups or repainting.
• Moderate HVAC/air conditioning — No specific HVAC or mechanical details are visible in the photos, but it's likely to be in need of maintenance or replacement.
• Moderate Landscaping — The landscaping appears to be maintained but not particularly well-kept or landscaped.

Value-add opportunities

• Both Painting the exterior and interior — Painting will improve the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Landscaping and garden improvements — Landscaping and garden improvements will enhance the curb appeal and add value to the property, making it more attractive to potential buyers and renters. ↑
• Both HVAC maintenance or replacement — Maintaining or replacing the HVAC system will improve the comfort and energy efficiency of the property, making it more attractive to potential buyers and renters. ↑
• Both Interior updates — Updating the interior, such as painting and minor renovations, will improve the overall condition and appearance of the property, making it more attractive to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Lorraine Elementary School F NY #1,444/2,108 Nat'l #19,648/41,679 High South Park High School D NY #999/1,100 Nat'l #6,127/17,239

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

B Composite livability gradescore 77/100

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 · 933,037 people
• City population: 440,021
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 24,428
• Household income: $70,963
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 10% Cuban 1%
• Languages at home: 90% English-only · Spanish 4% Chinese 1%

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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: ▼ -146.29%
• Current HPI: 402.5053
• Rent YoY: ▲ 7.62%
• Metro: Buffalo-Cheektowaga, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• Financial info: Owner pays waterRent includes waterOperating expenses include waterTwo separate gas meters and two separate electric meters (separate utilities for units)Units currently rented month-to-monthUnit rents: one at $1,150, the other at $810

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Public water connectedSewer connectedCable availableHigh-speed internet availableElectric service with circuit breakers
• Home design: Two-story multifamily property (2 units)Resale property
• Construction: Vinyl sidingAsphalt roofCopper and PEX plumbingExisting (built previously)
• Exterior features: Near public transitRectangular residential lotCity street frontageLot dimensions approximately 30 x 128

Interior

• Kitchen: Eat-in kitchensOven/Range
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: CarpetHardwoodLuxury vinylVaries
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Gas forced air heating
• Interior features: Natural woodworkCarpet, hardwood, and luxury vinyl flooring (varies)
• Laundry & utility: Washer and dryer in one unitGas water heater

Price history

+255.8% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $209,900 WNYREIS
• 2026-04-07 Listed $219,900 WNYREIS
• 2019-10-02 Sold (Public Records) $152,500 Public Records
• 2019-10-02 Sold (MLS) $152,500 WNYREIS
• 2019-08-13 Pending — WNYREIS
• 2019-05-28 Price Changed $159,900 WNYREIS
• 2019-04-17 Listed $169,900 WNYREIS
• 2015-11-25 Sold (Public Records) $27,500 Public Records
• 1996-09-12 Sold (Public Records) $59,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $684 · +7.9% YoY. Source: county tax records.