303 Skillen St · Buffalo, NY 14207

$139,900

5 bd · 2.0 ba · 1,540 sqft · MultiFamily public records · 163 Days on market

Built 1950 3,990 sqft lot $91/sqft · 57% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• 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

Welcome to 303 Skillen Street, a well-maintained 3/2 double located in the Riverside neighborhood of the City of Buffalo. This multi-unit property offers one full bathroom per unit and a functional layout ideal for both owner occupancy or investment. The property features vinyl flooring throughout, a full basement, and solid mechanics, providing durability and low-maintenance ownership. The units are currently rented for a total of $2,175 per month, offering strong and immediate cash flow for investors. Conveniently situated near public transportation, shopping, dining, and neighborhood amenities, this property presents a great opportunity to generate income or live in one unit while renting the other. A solid multi-family opportunity in an established Buffalo neighborhood—don’t miss out!

Key facts

• Solid mechanics
• Vinyl flooring
• Full basement

Tags

• RIVERSIDE NEIGHBORHOOD
• VINYL FLOORING
• FULL BASEMENT
• SOLID MECHANICS
• PUBLIC TRANSPORTATION
• SHOPPING

🏷️ Possibly a rental listed for sale. The $139,900 price doesn't fit this home's estimated sale value (~$322,211) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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.
• Market conditions: Rents rising fast (+8.2%/yr); 197 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $2,785/mo this rent would consume 84% of the median local household income ($40k/yr) (locally 2177% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $140k implies a 347% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.99% ✓
• Cap rate: 18.05%
• Cash-on-cash: 41.99%
• DSCR: 2.87
• GRM: 4.2

CMA / ARV

• ARV (median comp): $322,211
• List price: $139,900
• Delta: -56.58%
• 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
23 Wyandotte Ave	0.19mi	4/2.0 (-1)	1,496 (-3%)	6mo	$150,000	$100	76
29 Philadelphia St	0.20mi	4/2.0 (-1)	1,584 (+3%)	11mo	$209,000	$132	72
77 Eckhert St	0.39mi	4/2.0 (-1)	1,584 (+3%)	6mo	$211,000	$133	68
108 Eckhert St	0.44mi	5/2.0	1,629 (+6%)	6mo	$230,000	$141	65
15 Blum Ave	0.54mi	4/2.0 (-1)	1,600 (+4%)	1mo	$212,000	$133	63
151 Crowley Ave	0.57mi	4/2.0 (-1)	1,565 (+2%)	10mo	$89,000	$57	58
87 Laird Ave	0.43mi	4/2.0 (-1)	1,419 (-8%)	7mo	$150,000	$106	56
28 Blum Ave	0.54mi	6/2.0 (+1)	1,680 (+9%)	1mo	$210,000	$125	54
163 Royal Ave	0.64mi	4/2.0 (-1)	1,631 (+6%)	14mo	$126,000	$77	44
156 Hoover Ave	0.67mi	4/2.0 (-1)	1,432 (-7%)	11mo	$220,005	$154	43
140 Hoover Ave	0.70mi	4/2.0 (-1)	1,656 (+8%)	10mo	$315,000	$190	42
379 Victoria Blvd	0.70mi	4/2.0 (-1)	1,764 (+14%)	6mo	$285,606	$162	33

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 43.9%
• Equity multiple: 3.02×
• Total profit: $79,316
• Equity at exit: $20,860

10-year hold

• IRR: 52.0%
• Equity multiple: 7.34×
• Total profit: $248,307
• Equity at exit: $12,096

Cash invested: $39,172 (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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 197
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,785 high
• Mortgage (P&I): −$734
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $1,371

Break-even live

Break-even rent $1,050

Max offer price $139,900

Occupancy floor 46%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,786
Total (2 units)			$2,785

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	1d	1	0.20mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	23d	1	0.45mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	23d	1	1.14mi

Listing history 24 events

1. 2026-06-18
   days on market $139,900 Active 163 DOM
2. 2026-06-17
   days on market $139,900 Active 162 DOM
3. 2026-06-16
   days on market $139,900 Active 161 DOM
4. 2026-06-15
   days on market $139,900 Active 160 DOM
5. 2026-06-13
   days on market $139,900 Active 158 DOM
6. 2026-06-13
   days on market $139,900 Active 157 DOM
7. 2026-06-10
   days on market $139,900 Active 155 DOM
8. 2026-06-09
   days on market $139,900 Active 154 DOM
9. 2026-06-08
   days on market $139,900 Active 153 DOM
10. 2026-06-07
    pricedays on market $139,900 Active 152 DOM
11. 2026-06-03
    days on market $158,900 Active 148 DOM
12. 2026-06-02
    days on market $158,900 Active 147 DOM
13. 2026-06-01
    days on market $158,900 Active 146 DOM
14. 2026-05-31
    days on market $158,900 Active 145 DOM
15. 2026-04-16
    price $158,900 811-char remark

    Show marketing remark (811 chars)

    Welcome to 303 Skillen Street, a well-maintained 3/2 double located in the Riverside neighborhood of the City of Buffalo. This multi-unit property offers one full bathroom per unit and a functional layout ideal for both owner occupancy or investment. The property features vinyl flooring throughout, a full basement, and solid mechanics, providing durability and low-maintenance ownership. The units are currently rented for a total of $2,175 per month, offering strong and immediate cash flow for investors. Conveniently situated near public transportation, shopping, dining, and neighborhood amenities, this property presents a great opportunity to generate income or live in one unit while renting the other. A solid multi-family opportunity in an established Buffalo neighborhood—don’t miss out!

16. 2026-02-21
    price $159,400 811-char remark

    Show marketing remark (811 chars)

    Welcome to 303 Skillen Street, a well-maintained 3/2 double located in the Riverside neighborhood of the City of Buffalo. This multi-unit property offers one full bathroom per unit and a functional layout ideal for both owner occupancy or investment. The property features vinyl flooring throughout, a full basement, and solid mechanics, providing durability and low-maintenance ownership. The units are currently rented for a total of $2,175 per month, offering strong and immediate cash flow for investors. Conveniently situated near public transportation, shopping, dining, and neighborhood amenities, this property presents a great opportunity to generate income or live in one unit while renting the other. A solid multi-family opportunity in an established Buffalo neighborhood—don’t miss out!

17. 2026-01-06
    listed $159,900 Active 811-char remark

    Show marketing remark (811 chars)

    Welcome to 303 Skillen Street, a well-maintained 3/2 double located in the Riverside neighborhood of the City of Buffalo. This multi-unit property offers one full bathroom per unit and a functional layout ideal for both owner occupancy or investment. The property features vinyl flooring throughout, a full basement, and solid mechanics, providing durability and low-maintenance ownership. The units are currently rented for a total of $2,175 per month, offering strong and immediate cash flow for investors. Conveniently situated near public transportation, shopping, dining, and neighborhood amenities, this property presents a great opportunity to generate income or live in one unit while renting the other. A solid multi-family opportunity in an established Buffalo neighborhood—don’t miss out!

18. 2025-05-08
    historical $875
19. 2025-05-03
    listed $875
20. 2007-06-21
    soldstatus $31,300
21. 2007-03-19
    soldstatus $55,000
22. 2005-07-07
    soldstatus $55,000
23. 2005-05-18
    soldstatus $30,000
24. 2003-08-29
    soldstatus $20,000

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$958/yr (+$80/mo · 213.7%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,420
• − Mortgage interest: −$7,837
• − Property taxes: −$448
• − Insurance: −$700
• − Repairs & maintenance: −$2,674
• − Management: −$2,674
• − Depreciation: −$4,070
• Taxable income: $15,019
• Est. tax owed @ 24.0%: −$3,604
• After-tax cash flow: $12,846/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): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

+694.5% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $158,900 WNYREIS
• 2026-02-21 Price Changed $159,400 WNYREIS
• 2026-01-06 Listed $159,900 WNYREIS
• 2025-05-08 Rental Removed $875 PROPERTYWARE
• 2025-05-03 Listed for Rent $875 PROPERTYWARE
• 2007-06-21 Sold (Public Records) $31,300 Public Records
• 2007-03-19 Sold (Public Records) $55,000 Public Records
• 2005-07-07 Sold (Public Records) $55,000 Public Records
• 2005-05-18 Sold (Public Records) $30,000 Public Records
• 2003-08-29 Sold (Public Records) $20,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $448 · +0.0% YoY. Source: county tax records.