57 Briscoe Ave · Buffalo, NY 14211

$149,897

3 bd · 1.0 ba · 1,524 sqft · SingleFamily public records · 17 Days on market

Built 1920 4,950 sqft lot Est $175k · 14% under ↓ 6% since listing

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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 +25.8/30.0
• ARV discount +14.0/15.0
• DSCR +8.6/10.0
• Appreciation +6.0/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious and versatile 4-bedroom, 3-bath home with a detached garage in Buffalo’s 14211 zip code, offering an excellent setup for larger households, multi-generational living, or an owner-occupant needing extra space. The lower level features a comfortable living room, an eat-in kitchen with room for everyday dining, a convenient bedroom, and a full bathroom—ideal for guests, in-laws, or single-level living. The second floor includes two additional bedrooms, a full bathroom, and a dedicated office room, providing great flexibility for work-from-home or study space. At the top, the finished attic serves as a true primary suite with a large bedroom and its own full bathroom, creat

Key facts

• Finished attic
• Eat-in kitchen
• Private retreat

Tags

• DETACHED GARAGE
• EAT-IN KITCHEN
• DEDICATED OFFICE ROOM
• FINISHED ATTIC
• PRIVATE RETREAT
• YARD SPACE

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: Two-story existing wood-sided home
• Construction: Wood siding; Asphalt roof; Stone foundation; PEX plumbing; Existing (previously built)
• Exterior features: Stamped concrete driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Bedroom on main level; Four bedrooms total (bedroom 1 on first level, bedroom 2 and 3 on second level, bedroom 4 on third level)
• Flooring: Tile; Vinyl; Varies
• Bathrooms: Three full bathrooms (one on main level)
• Heating & cooling: Gas forced air heating
• Interior features: Accessible doors; Attic; Eat-in kitchen; Partially furnished
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (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.
• 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,581/mo this rent would consume 52% 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $700; list at $150k implies a 21314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $147,648 (1.5% below list)

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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $175,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Wood Ave	0.35mi	4/1.0 (+1)	1,572 (+3%)	3mo	$60,000	$38	71
105 Hoerner Ave	0.41mi	3/1.0	1,367 (-10%)	2mo	$90,000	$66	62
26 Moeller St	0.54mi	3/1.5	1,454 (-5%)	4mo	$220,000	$151	62
62 Haller Ave	0.42mi	3/2.0	1,397 (-8%)	4mo	$125,000	$89	59
114 Wex Ave	0.37mi	4/1.0 (+1)	1,336 (-12%)	5mo	$95,000	$71	53
239 Keystone St	0.39mi	4/2.0 (+1)	1,632 (+7%)	10mo	$250,000	$153	53
30 Olcott Pl	0.72mi	3/1.0	1,430 (-6%)	8mo	$165,000	$115	50
43 Freund St	0.73mi	4/1.0 (+1)	1,578 (+4%)	10mo	$149,000	$94	47
4 Villa Moraine Dr	0.66mi	3/1.5	1,680 (+10%)	4mo	$289,000	$172	47
61 Gualbert Ave	0.50mi	3/1.0	1,305 (-14%)	8mo	$149,900	$115	46
341 Wagner Ave	0.75mi	3/1.0	1,620 (+6%)	11mo	$209,900	$130	46
365 Atlantic Ave	0.73mi	4/1.0 (+1)	1,701 (+12%)	0mo	$146,250	$86	41

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: 14.9%
• Equity multiple: 1.81×
• Total profit: $33,825
• Equity at exit: $59,522

10-year hold

• IRR: 17.4%
• Equity multiple: 3.32×
• Total profit: $97,350
• Equity at exit: $86,021

Cash invested: $41,971 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$786
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $365

Break-even live

Break-even rent $1,119

Max offer price $149,897

Occupancy floor 72%

Sensitivity live

Price	-10% $450	-5% $407	+0% $365	+5% $323	+10% $280
Rent	-10% $240	-5% $302	+0% $365	+5% $427	+10% $490
Rate	-1.0pp $440	-0.5pp $403	base $365	+0.5pp $326	+1.0pp $287

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: $37,474
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	25d	1	0.16mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	3d	1	0.20mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	45d	1	0.26mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	3d	1	0.52mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	18d	1	0.58mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	13d	1	0.79mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	45d	1	0.80mi
216 Newburgh Ave Buffalo, NY	2.0	1.0	1690	$1,150	$0.68	25d	1	0.92mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	20d	1	0.98mi
71 Gerald Ave Buffalo, NY	2.0	1.0	1773	$1,100	$0.62	45d	1	1.24mi
110 Gerald Ave Buffalo, NY	2.0	1.0	2098	$1,100	$0.52	25d	1	1.24mi
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	12d	1	1.25mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	45d	1	1.42mi

Listing history 12 events

1. 2026-06-21
   days on market $149,897 Active 17 DOM
2. 2026-06-18
   days on market $149,897 Active 14 DOM
3. 2026-06-17
   days on market $149,897 Active 13 DOM
4. 2026-06-16
   days on market $149,897 Active 12 DOM
5. 2026-06-15
   days on market $149,897 Active 11 DOM
6. 2026-06-13
   days on market $149,897 Active 9 DOM
7. 2026-06-13
   days on market $149,897 Active 8 DOM
8. 2026-06-10
   days on market $149,897 Active 6 DOM
9. 2026-06-09
   days on market $149,897 Active 5 DOM
10. 2026-06-08
    days on market $149,897 Active 4 DOM
11. 2026-06-07
    remarks 687-char remark
12. 2026-06-07
    listed $149,897 Active 3 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: $423 · $35/mo
• Projected year-2 tax: $1,478 · $123/mo
• Expected delta: +$1,055/yr (+$88/mo · 249.7%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,967
• − Mortgage interest: −$8,397
• − Property taxes: −$423
• − Insurance: −$749
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$4,361
• Taxable income: $2,003
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $3,898/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

-6.3% since first listed

10 events — show timeline

• 2026-06-04 Listed $149,897 WNYREIS
• 2025-11-11 Listing Removed — WNYREIS
• 2025-08-18 Price Changed $179,900 WNYREIS
• 2025-07-25 Listed $189,900 WNYREIS
• 2022-09-30 Listing Removed — WNYREIS
• 2022-09-13 Listed $130,000 WNYREIS
• 2022-08-24 Listing Removed — WNYREIS
• 2022-08-03 Listed $159,900 WNYREIS
• 2009-08-01 Sold (MLS) $700 WNYREIS
• 2009-04-29 Listed $700 WNYREIS

Property tax history

+5.3%/yr

Latest (2025): $423 · +50.8% YoY. Source: county tax records.