1263 Clinton St · Buffalo, NY 14206

$149,000

4 bd · 2.0 ba · 4,160 sqft · MultiFamily · 22 Days on market

Built 1923 3,600 sqft lot $36/sqft · 31% below area Est $216k · 31% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• Appreciation +9.0/10.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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

This versatile mixed-use property at 1263 Clinton Street offers an incredible entry point into Buffalo's thriving commercial landscape. Currently operating as a fully established bar and restaurant, the building presents a rare "plug-and-play" scenario for an aspiring hospitality entrepreneur or a seasoned investor looking to add a high-potential asset to their portfolio. The first floor is designed for high-volume service, featuring a functional layout ready for your unique culinary or nightlife vision. Whether you are looking to continue the current success or rebrand the space entirely, this location provides the infrastructure needed to hit the ground running in a high-traffic corridor. For the savvy investor, this property is a masterclass in risk mitigation. While a new owner navigates the standard liquor license application process, the building’s two fully occupied 2-bedroom apartments provide a reliable stream of passive income from day 1!! This steady cash flow is designed to cover essential carrying costs, offering a financial safety net that is rarely found in the hospitality sector. Don't miss this chance to secure a multi-unit investment that balances immediate residential returns with the massive upside of a commercial storefront in the heart of Buffalo. Crosslisted as Comm B1675613

Key facts

• Mixed-use property
• Functional layout
• 3,600 sq ft lot

Tags

• MIXED-USE PROPERTY
• FULLY ESTABLISHED BAR
• FUNCTIONAL LAYOUT
• HIGH-TRAFFIC CORRIDOR
• TWO FULLY OCCUPIED APARTMENTS
• MULTI-UNIT INVESTMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $149k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.

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: 169 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 41% 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 $13k of equity ($1k loan paydown + $12k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $40k; list at $149k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — 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: 1.16% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $216,141
• List price: $149,000
• Delta: -31.06%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.5%
• Equity multiple: 2.99×
• Total profit: $83,110
• Equity at exit: $113,792

10-year hold

• IRR: 24.7%
• Equity multiple: 6.40×
• Total profit: $225,496
• Equity at exit: $226,442

Cash invested: $41,720 (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: 169
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,724 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $332

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 76%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-12
   status Pending 1335-char remark

   Show marketing remark (1335 chars)

   This versatile mixed-use property at 1263 Clinton Street offers an incredible entry point into Buffalo's thriving commercial landscape. Currently operating as a fully established bar and restaurant, the building presents a rare "plug-and-play" scenario for an aspiring hospitality entrepreneur or a seasoned investor looking to add a high-potential asset to their portfolio. The first floor is designed for high-volume service, featuring a functional layout ready for your unique culinary or nightlife vision. Whether you are looking to continue the current success or rebrand the space entirely, this location provides the infrastructure needed to hit the ground running in a high-traffic corridor. For the savvy investor, this property is a masterclass in risk mitigation. While a new owner navigates the standard liquor license application process, the building’s two fully occupied 2-bedroom apartments provide a reliable stream of passive income from day 1!! This steady cash flow is designed to cover essential carrying costs, offering a financial safety net that is rarely found in the hospitality sector. Don't miss this chance to secure a multi-unit investment that balances immediate residential returns with the massive upside of a commercial storefront in the heart of Buffalo. Crosslisted as Comm B1675613

2. 2026-04-20
   listed $149,000 Active 1335-char remark

   Show marketing remark (1335 chars)

   This versatile mixed-use property at 1263 Clinton Street offers an incredible entry point into Buffalo's thriving commercial landscape. Currently operating as a fully established bar and restaurant, the building presents a rare "plug-and-play" scenario for an aspiring hospitality entrepreneur or a seasoned investor looking to add a high-potential asset to their portfolio. The first floor is designed for high-volume service, featuring a functional layout ready for your unique culinary or nightlife vision. Whether you are looking to continue the current success or rebrand the space entirely, this location provides the infrastructure needed to hit the ground running in a high-traffic corridor. For the savvy investor, this property is a masterclass in risk mitigation. While a new owner navigates the standard liquor license application process, the building’s two fully occupied 2-bedroom apartments provide a reliable stream of passive income from day 1!! This steady cash flow is designed to cover essential carrying costs, offering a financial safety net that is rarely found in the hospitality sector. Don't miss this chance to secure a multi-unit investment that balances immediate residential returns with the massive upside of a commercial storefront in the heart of Buffalo. Crosslisted as Comm B1675613

3. 2016-02-11
   soldstatus $40,000 Closed Sale or Rented 461-char remark

   Show marketing remark (461 chars)

   Pittners Tavern-family owned and operated since 1950. 2 upper apartments with 2 bedrooms each currently rented by long term tenants that want to stay. Rents could be higher. 2 electric meters, 2 gas meters, Walk in cooler in the basement, newer bar stools and most bar eqipment included. Some TLC needed but the right person can have a great investment property. Also listed under commercial ML #B482090. Drastically reduced owner wants sold. Mins to downtown.

4. 2015-12-04
   historical Under Contract- Do Not Show 461-char remark

   Show marketing remark (461 chars)

   Pittners Tavern-family owned and operated since 1950. 2 upper apartments with 2 bedrooms each currently rented by long term tenants that want to stay. Rents could be higher. 2 electric meters, 2 gas meters, Walk in cooler in the basement, newer bar stools and most bar eqipment included. Some TLC needed but the right person can have a great investment property. Also listed under commercial ML #B482090. Drastically reduced owner wants sold. Mins to downtown.

5. 2015-10-08
   price $55,000 461-char remark

   Show marketing remark (461 chars)

   Pittners Tavern-family owned and operated since 1950. 2 upper apartments with 2 bedrooms each currently rented by long term tenants that want to stay. Rents could be higher. 2 electric meters, 2 gas meters, Walk in cooler in the basement, newer bar stools and most bar eqipment included. Some TLC needed but the right person can have a great investment property. Also listed under commercial ML #B482090. Drastically reduced owner wants sold. Mins to downtown.

6. 2015-08-06
   listed $70,000 Active 461-char remark

   Show marketing remark (461 chars)

   Pittners Tavern-family owned and operated since 1950. 2 upper apartments with 2 bedrooms each currently rented by long term tenants that want to stay. Rents could be higher. 2 electric meters, 2 gas meters, Walk in cooler in the basement, newer bar stools and most bar eqipment included. Some TLC needed but the right person can have a great investment property. Also listed under commercial ML #B482090. Drastically reduced owner wants sold. Mins to downtown.

ⓘ 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: $20,685
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$4,335
• Taxable income: $1,714
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $3,573/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

+112.9% since first listed

6 events — show timeline

• 2026-05-12 Pending — WNYREIS
• 2026-04-20 Listed $149,000 WNYREIS
• 2016-02-11 Sold (MLS) $40,000 WNYREIS
• 2015-12-04 Contingent — WNYREIS
• 2015-10-08 Price Changed $55,000 WNYREIS
• 2015-08-06 Listed $70,000 WNYREIS