495 Winslow Ave · Buffalo, NY 14211

$144,900

5 bd · 2.0 ba · 2,000 sqft · MultiFamily public records · 5 Days on market

Built 1900 3,390 sqft lot Est $152k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• Appreciation +6.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 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

Welcome to 495 Winslow Ave. in the City of Buffalo! This well-maintained 3/3 double offers an excellent opportunity for both investors and owner-occupants alike. Currently generating $1,810 in monthly rental income, this income-producing property features vinyl siding, vinyl flooring throughout, solid mechanics, a full basement, and attic space for additional storage potential. Off-street parking adds convenience for tenants and owners alike. Conveniently located near shopping, public transportation, schools, parks, and many other amenities. Whether you’re looking to expand your investment portfolio or occupy one unit while generating rental income from the other, 495 Winslow Ave. is

Key facts

• 3,390 sq ft lot
• 2 parking spots
• Built 1900

Property features AI

Finance

• Financial info: Property has 2 total units with separate gas and electric meters for each unit; Owner pays water; rent includes water; Operating expenses include water/sewer; Typical rents listed: one unit at $810, the other at $1,000

Exterior

• Parking: Concrete parking with two or more spaces
• Utilities: Cable available; Electricity available; High-speed internet available; Sewer connected (public); Water connected (public)
• Home design: Two-story multifamily property; Resale condition
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas water heater
• Bedrooms: Two separate 3-bedroom units (each unit includes a dining area with living room)
• Flooring: Vinyl and varied flooring
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Cap rate 17.9% vs local median 8.0% 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: 173 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,864/mo this rent would consume 95% of the median local household income ($36k/yr) (locally 1804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $32k; list at $145k implies a 353% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,900

Questions for the listing agent

1. Built in 1900 — 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: 1.98% ✓
• Cap rate: 17.91%
• Cash-on-cash: 41.50%
• DSCR: 2.85
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $152,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Box Ave	0.15mi	4/2.0 (-1)	1,817 (-9%)	6mo	$117,000	$64	68
950 Northampton St	0.40mi	5/2.0	2,190 (+10%)	2mo	$55,000	$25	64
49 Urban St	0.29mi	5/3.0	1,849 (-8%)	9mo	$115,000	$62	62
45 Cambridge Ave	0.64mi	5/2.0	2,042 (+2%)	10mo	$62,000	$30	59
210 Carl St	0.61mi	5/2.0	2,112 (+6%)	7mo	$220,000	$104	57
622 Woodlawn Ave	0.39mi	6/2.0 (+1)	2,288 (+14%)	3mo	$177,500	$78	50
815 E Delavan Ave	0.74mi	6/2.0 (+1)	2,096 (+5%)	4mo	$160,000	$76	49
469 Woodlawn Ave	0.67mi	4/2.0 (-1)	2,120 (+6%)	6mo	$250,000	$118	49
494 Riley St	0.73mi	4/2.0 (-1)	2,145 (+7%)	2mo	$175,000	$82	47
502 Glenwood Ave	0.63mi	5/2.0	2,294 (+15%)	7mo	$20,500	$9	40
141 Moselle St	0.64mi	5/2.0	1,730 (-14%)	8mo	$30,000	$17	40
27 Rohr St	0.61mi	4/2.0 (-1)	1,747 (-13%)	7mo	$200,000	$114	40

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

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.6%
• Equity multiple: 3.46×
• Total profit: $99,626
• Equity at exit: $57,538

10-year hold

• IRR: 46.3%
• Equity multiple: 6.88×
• Total profit: $238,630
• Equity at exit: $83,153

Cash invested: $40,572 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 173
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,864 high
• Mortgage (P&I): −$760
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $1,403

Break-even live

Break-even rent $1,088

Max offer price $144,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,485	-5% $1,444	+0% $1,403	+5% $1,362	+10% $1,321
Rent	-10% $1,177	-5% $1,290	+0% $1,403	+5% $1,516	+10% $1,629
Rate	-1.0pp $1,476	-0.5pp $1,440	base $1,403	+0.5pp $1,366	+1.0pp $1,327

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,864
Total (2 units)			$2,864

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	16d	1	0.62mi
518 Wilson St Buffalo, NY	5.0	1.5	1848	$1,500	$0.81	25d	1	1.00mi

Listing history 4 events

1. 2026-06-21
   days on market $144,900 Active 5 DOM
2. 2026-06-18
   days on market $144,900 Active 2 DOM
3. 2026-06-16
   remarks 693-char remark
4. 2026-06-16
   listed $144,900 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: $469 · $39/mo
• Projected year-2 tax: $1,459 · $122/mo
• Expected delta: +$990/yr (+$82/mo · 211.1%)

ⓘ 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 ≥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: $34,368
• − Mortgage interest: −$8,117
• − Property taxes: −$469
• − Insurance: −$724
• − Repairs & maintenance: −$2,749
• − Management: −$2,749
• − Depreciation: −$4,215
• Taxable income: $15,344
• Est. tax owed @ 24.0%: −$3,683
• After-tax cash flow: $13,156/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): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% Other Asian/Pacific 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: ▲ 2.05%
• Current HPI: 357.6438
• 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

+728.0% since first listed

5 events — show timeline

• 2026-06-16 Listed $144,900 WNYREIS
• 2025-01-28 Rental Removed $1,000 PROPERTYWARE
• 2024-12-11 Listed for Rent $1,000 PROPERTYWARE
• 2015-10-22 Sold (Public Records) $32,000 Public Records
• 2009-05-18 Sold (Public Records) $17,500 Public Records

Property tax history

+12.0%/yr

Latest (2025): $469 · +169.9% YoY. Source: county tax records.