97 Brunswick Blvd Blvd · Buffalo, NY 14208

$269,900

6 bd · 2.0 ba · 2,805 sqft · MultiFamily public records · 4 Days on market

Built 1920 3,960 sqft lot $96/sqft · 29% below area Est $383k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

Located in The Cherished HAMLIN PARK neighborhood, this must see multi-unit gem combines classic character and practical updates including; Low-maintenance Vinyl and Brick exterior. Most windows have been replaced from the attic to the basement. Plus the Insulated Walk-Up Attic, provides added efficiency. The upper unit offers three (3) Bedrooms, charming natural hardwood trim, elegant French doors leading to a spacious hallway and porch. The lower unit includes three (3) bedrooms, a remodeled kitchen with SS range and SS refrigerator. Major updates will provide peace of mind including a Newer roof approximately 2019 , New Furnace (lower) installed March-2026 and Circuit Breakers For re

Key facts

• Hot tub
• Remodeled kitchen
• Screened-in room

Tags

• VINYL AND BRICK EXTERIOR
• INSULATED WALK-UP ATTIC
• REMODELED KITCHEN
• HOT TUB
• SCREENED-IN ROOM
• PARTIALLY FINISHED BASEMENT

Property features AI

Finance

• Financial info: Duplex (2 units) with separate gas and electric meters
• HOA & community: Owner pays trash collection and water for rentals; Operating expenses include insurance, trash, and water/sewer

Exterior

• Parking: Attached garage with 2 spaces and garage door opener; Paved parking; Two or more parking spaces
• Security: Owned security system; Full fencing
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: 2-story building; Resale property
• Construction: Brick and vinyl siding exterior; Spray foam insulation; Architectural shingle roof; Block foundation; Existing (built previously)
• Exterior features: Fully fenced yard; Hot tub/spa; Covered and open porch

Interior

• Kitchen: Unit amenities include oven/range and refrigerator
• Bedrooms: Two units each with 3 bedrooms
• Flooring: Hardwood; Laminate; Luxury vinyl; Vinyl; Varied flooring
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Natural woodwork
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $270k.

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 ($4k rent vs $270k).
• Cap rate 12.0% 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: 54 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $3,662/mo this rent would consume 91% of the median local household income ($48k/yr) (locally 723% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $269,900

Questions for the listing agent

1. Built in 1920 — 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: 1.36% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.54%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (median comp): $382,523
• List price: $269,900
• Delta: -29.44%
• 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
125 Butler Ave	0.15mi	6/2.0	2,762 (-2%)	5mo	$145,000	$52	86
21 Butler Ave	0.07mi	6/2.0	2,998 (+7%)	1mo	$215,000	$72	84
236 Brunswick Blvd	0.27mi	5/2.0 (-1)	2,779 (-1%)	4mo	$287,500	$103	78
362 Northland Ave	0.27mi	6/2.0	2,723 (-3%)	8mo	$216,000	$79	76
509 E Utica St	0.45mi	6/2.0	2,976 (+6%)	3mo	$135,800	$46	66
192 Goulding Ave	0.28mi	6/2.0	2,476 (-12%)	2mo	$220,000	$89	66
213 Winslow Ave	0.39mi	6/2.0	2,484 (-11%)	8mo	$242,000	$97	56
55 Beverly Rd	0.31mi	6/2.0	2,402 (-14%)	9mo	$285,000	$119	54
1002 Humboldt Pkwy	0.72mi	6/2.0	2,684 (-4%)	8mo	$185,750	$69	53
56 Eastwood Pl	0.65mi	6/2.0	2,487 (-11%)	4mo	$250,000	$101	48
211 Riley St	0.67mi	6/3.0	2,522 (-10%)	7mo	$210,000	$83	42
73 Monticello Pl	0.72mi	6/2.0	2,424 (-14%)	3mo	$160,000	$66	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.51×
• Total profit: $38,546
• Equity at exit: $40,243

10-year hold

• IRR: 21.7%
• Equity multiple: 2.84×
• Total profit: $139,215
• Equity at exit: $23,336

Cash invested: $75,572 (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 14208

• Home prices YoY: -3.4%
• Active inventory: 54
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $3,662 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$769
• Net cashflow: $1,294

Break-even live

Break-even rent $2,025

Max offer price $269,900

Occupancy floor 60%

Sensitivity live

Price	-10% $1,446	-5% $1,370	+0% $1,294	+5% $1,217	+10% $1,141
Rent	-10% $1,004	-5% $1,149	+0% $1,294	+5% $1,438	+10% $1,583
Rate	-1.0pp $1,430	-0.5pp $1,362	base $1,294	+0.5pp $1,224	+1.0pp $1,152

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,662
Total (2 units)			$3,662

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-05
   status Pending 1087-char remark
2. 2026-05-01
   listed $269,900 Active 1087-char remark

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $2,710 · $226/mo
• Expected delta: +$1,851/yr (+$154/mo · 215.6%)

ⓘ 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 ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,944
• − Mortgage interest: −$15,119
• − Property taxes: −$859
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,516
• − Management: −$3,516
• − Depreciation: −$7,852
• Taxable income: $11,735
• Est. tax owed @ 24.0%: −$2,816
• After-tax cash flow: $12,707/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): 12,572
• Household income: $48,476
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 723.0

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 (72%)
• Race & ethnicity: Black 72% White 15% Asian 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Italian 1% Hispanic 0%
• Foreign-born: 7% · Canada, South Korea, Philippines
• Languages at home: 89% English-only · Other Indo-European 3% Spanish 2% French/Haitian/Cajun 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: ▼ -16.37%
• Current HPI: 459.2084
• 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

2 events — show timeline

• 2026-05-05 Pending — WNYREIS
• 2026-05-01 Listed $269,900 WNYREIS

Property tax history

+12.6%/yr

Latest (2025): $859 · +194.6% YoY. Source: county tax records.