84 Woodside Ave · Buffalo, NY 14220

$179,900

6 bd · 2.0 ba · 2,757 sqft · MultiFamily public records · 3 Days on market

Built 1900 3,450 sqft lot Est $270k · 33% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• 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

This spacious 3 bedroom/1 bath South Buffalo Double is investor or owner-occupied ready. Lower unit needs updating, but also has long-term tenants. Upper is vacant and was renovated less than 2 years ago. All flooring as well as most fixtures & windows were replaced. The spacious living room with bay windows, leads to a bonus room that would make a perfect home office. Eat-in kitchen with a pantry has a newer gas stove included. Cabinets & countertops are also updated. Large formal dining room with faux fireplace. Refurbished bathroom features: newer vanity, lighting, medicine cabinet & toilet. Huge, dry basement with laundry connections & utility sink. The furnaces & hot water tanks are approximately 5 years old or less. Full attic for tons of storage. Driveway has room for one off-street parking spot comfortably and extends beyond the back of the house, so it can also serve as a patio. Property is being sold "as is". Showings are restricted to Open House on Saturday, January 23rd from 1-3 pm. Offers are due by Tuesday, January 26th @ 5 pm.

Key facts

• Bonus room
• Bright living room
• Laundry hookup

Tags

• BRIGHT LIVING ROOM
• BONUS ROOM
• LARGE FULL BASEMENT
• LAUNDRY HOOKUP
• GOOD MECHANICS

Property features AI

Finance

• Financial info: Two total units; Operating expense details: see remarks; Owner pays: other / see remarks; Rent includes: see remarks

Exterior

• Parking: Paved parking
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: Two-story multi-family building; Resale property
• Construction: Composite and wood siding; PEX plumbing; Block foundation; Existing (previously built)
• Exterior features: Balcony; Patio; Near public transit; Rectangular residential lot; City street frontage; Paved parking

Interior

• Kitchen: Gas water heater (appliance listed)
• Bedrooms: Two 3-bedroom units (each unit has 3 bedrooms)
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: Two full bathrooms (one full bath in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; 2 fireplaces; Hardwood, laminate, vinyl and varied flooring throughout
• Laundry & utility: Separate gas meters for each unit; Separate electric meters for each unit

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Cap rate 14.6% 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 (+7.6%/yr); 136 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,950/mo this rent would consume 50% of the median local household income ($71k/yr) (locally 602% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $87k; list at $180k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

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: 1.64% ✓
• Cap rate: 14.62%
• Cash-on-cash: 29.74%
• DSCR: 2.32
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $270,186
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Harding Rd	0.14mi	6/2.0	2,703 (-2%)	0mo	$305,000	$113	90
113 Woodside Ave	0.06mi	6/2.0	2,788 (+1%)	8mo	$275,000	$99	89
155 Altruria St	0.29mi	6/2.0	2,720 (-1%)	2mo	$169,900	$62	83
33 Harding Rd	0.17mi	6/2.0	2,670 (-3%)	5mo	$329,000	$123	83
16 Lorraine Ave	0.35mi	6/2.0	2,688 (-2%)	6mo	$240,000	$89	75
276 Choate Ave	0.39mi	6/2.0	2,608 (-5%)	4mo	$195,000	$75	69
51 Olcott Ave	0.43mi	6/2.0	2,592 (-6%)	6mo	$306,000	$118	65
97 Red Jacket Pkwy	0.55mi	6/2.0	2,588 (-6%)	1mo	$220,000	$85	63
2267 S Park Ave #2	0.42mi	6/2.0	2,496 (-10%)	3mo	$140,000	$56	62
896 Abbott Rd	0.66mi	6/2.0	2,966 (+8%)	3mo	$310,000	$105	54
137 Southside Pkwy	0.72mi	6/2.0	2,948 (+7%)	6mo	$290,000	$98	50
32 Magnolia Ave	0.53mi	6/2.0	2,376 (-14%)	5mo	$225,000	$95	48

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 · 7.62% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 2.28×
• Total profit: $64,649
• Equity at exit: $26,824

10-year hold

• IRR: 38.9%
• Equity multiple: 5.43×
• Total profit: $223,245
• Equity at exit: $15,554

Cash invested: $50,372 (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 14220

• Home prices YoY: -26.7%
• Rents YoY: 7.6%
• Active inventory: 136
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,950 high
• Mortgage (P&I): −$943
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $1,248

Break-even live

Break-even rent $1,370

Max offer price $179,900

Occupancy floor 53%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,950
Total (2 units)			$2,950

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-02
   status $179,900 Pending 3 DOM
2. 2026-06-01
   days on market $179,900 Active 3 DOM
3. 2026-05-31
   days on market $179,900 Active 2 DOM
4. 2026-05-29
   listed $179,900 Active
5. 2023-10-26
   historical $1,600
6. 2023-10-22
   listed $1,600
7. 2021-04-01
   soldstatus $87,000 Closed Sale or Rented 1097-char remark

   Show marketing remark (1097 chars)

   This spacious 3 bedroom/1 bath South Buffalo Double is investor or owner-occupied ready. Lower unit needs updating, but also has long-term tenants. Upper is vacant and was renovated less than 2 years ago. All flooring as well as most fixtures & windows were replaced. The spacious living room with bay windows, leads to a bonus room that would make a perfect home office. Eat-in kitchen with a pantry has a newer gas stove included. Cabinets & countertops are also updated. Large formal dining room with faux fireplace. Refurbished bathroom features: newer vanity, lighting, medicine cabinet & toilet. Huge, dry basement with laundry connections & utility sink. The furnaces & hot water tanks are approximately 5 years old or less. Full attic for tons of storage. Driveway has room for one off-street parking spot comfortably and extends beyond the back of the house, so it can also serve as a patio. Property is being sold "as is". Showings are restricted to Open House on Saturday, January 23rd from 1-3 pm. Offers are due by Tuesday, January 26th @ 5 pm.

8. 2021-03-31
   soldstatus $87,000
9. 2021-03-09
   status Pending Sale 1097-char remark

   Show marketing remark (1097 chars)

   This spacious 3 bedroom/1 bath South Buffalo Double is investor or owner-occupied ready. Lower unit needs updating, but also has long-term tenants. Upper is vacant and was renovated less than 2 years ago. All flooring as well as most fixtures & windows were replaced. The spacious living room with bay windows, leads to a bonus room that would make a perfect home office. Eat-in kitchen with a pantry has a newer gas stove included. Cabinets & countertops are also updated. Large formal dining room with faux fireplace. Refurbished bathroom features: newer vanity, lighting, medicine cabinet & toilet. Huge, dry basement with laundry connections & utility sink. The furnaces & hot water tanks are approximately 5 years old or less. Full attic for tons of storage. Driveway has room for one off-street parking spot comfortably and extends beyond the back of the house, so it can also serve as a patio. Property is being sold "as is". Showings are restricted to Open House on Saturday, January 23rd from 1-3 pm. Offers are due by Tuesday, January 26th @ 5 pm.

10. 2021-01-29
    status Under Contract- Do Not Show 1097-char remark

    Show marketing remark (1097 chars)

    This spacious 3 bedroom/1 bath South Buffalo Double is investor or owner-occupied ready. Lower unit needs updating, but also has long-term tenants. Upper is vacant and was renovated less than 2 years ago. All flooring as well as most fixtures & windows were replaced. The spacious living room with bay windows, leads to a bonus room that would make a perfect home office. Eat-in kitchen with a pantry has a newer gas stove included. Cabinets & countertops are also updated. Large formal dining room with faux fireplace. Refurbished bathroom features: newer vanity, lighting, medicine cabinet & toilet. Huge, dry basement with laundry connections & utility sink. The furnaces & hot water tanks are approximately 5 years old or less. Full attic for tons of storage. Driveway has room for one off-street parking spot comfortably and extends beyond the back of the house, so it can also serve as a patio. Property is being sold "as is". Showings are restricted to Open House on Saturday, January 23rd from 1-3 pm. Offers are due by Tuesday, January 26th @ 5 pm.

11. 2021-01-22
    price $99,000 1097-char remark

    Show marketing remark (1097 chars)

    This spacious 3 bedroom/1 bath South Buffalo Double is investor or owner-occupied ready. Lower unit needs updating, but also has long-term tenants. Upper is vacant and was renovated less than 2 years ago. All flooring as well as most fixtures & windows were replaced. The spacious living room with bay windows, leads to a bonus room that would make a perfect home office. Eat-in kitchen with a pantry has a newer gas stove included. Cabinets & countertops are also updated. Large formal dining room with faux fireplace. Refurbished bathroom features: newer vanity, lighting, medicine cabinet & toilet. Huge, dry basement with laundry connections & utility sink. The furnaces & hot water tanks are approximately 5 years old or less. Full attic for tons of storage. Driveway has room for one off-street parking spot comfortably and extends beyond the back of the house, so it can also serve as a patio. Property is being sold "as is". Showings are restricted to Open House on Saturday, January 23rd from 1-3 pm. Offers are due by Tuesday, January 26th @ 5 pm.

12. 2021-01-21
    status Active 1097-char remark

    Show marketing remark (1097 chars)

    This spacious 3 bedroom/1 bath South Buffalo Double is investor or owner-occupied ready. Lower unit needs updating, but also has long-term tenants. Upper is vacant and was renovated less than 2 years ago. All flooring as well as most fixtures & windows were replaced. The spacious living room with bay windows, leads to a bonus room that would make a perfect home office. Eat-in kitchen with a pantry has a newer gas stove included. Cabinets & countertops are also updated. Large formal dining room with faux fireplace. Refurbished bathroom features: newer vanity, lighting, medicine cabinet & toilet. Huge, dry basement with laundry connections & utility sink. The furnaces & hot water tanks are approximately 5 years old or less. Full attic for tons of storage. Driveway has room for one off-street parking spot comfortably and extends beyond the back of the house, so it can also serve as a patio. Property is being sold "as is". Showings are restricted to Open House on Saturday, January 23rd from 1-3 pm. Offers are due by Tuesday, January 26th @ 5 pm.

13. 2020-12-21
    status Under Contract- Do Not Show 1097-char remark

    Show marketing remark (1097 chars)

    This spacious 3 bedroom/1 bath South Buffalo Double is investor or owner-occupied ready. Lower unit needs updating, but also has long-term tenants. Upper is vacant and was renovated less than 2 years ago. All flooring as well as most fixtures & windows were replaced. The spacious living room with bay windows, leads to a bonus room that would make a perfect home office. Eat-in kitchen with a pantry has a newer gas stove included. Cabinets & countertops are also updated. Large formal dining room with faux fireplace. Refurbished bathroom features: newer vanity, lighting, medicine cabinet & toilet. Huge, dry basement with laundry connections & utility sink. The furnaces & hot water tanks are approximately 5 years old or less. Full attic for tons of storage. Driveway has room for one off-street parking spot comfortably and extends beyond the back of the house, so it can also serve as a patio. Property is being sold "as is". Showings are restricted to Open House on Saturday, January 23rd from 1-3 pm. Offers are due by Tuesday, January 26th @ 5 pm.

14. 2020-11-09
    listed $120,000 Active 1097-char remark

    Show marketing remark (1097 chars)

    This spacious 3 bedroom/1 bath South Buffalo Double is investor or owner-occupied ready. Lower unit needs updating, but also has long-term tenants. Upper is vacant and was renovated less than 2 years ago. All flooring as well as most fixtures & windows were replaced. The spacious living room with bay windows, leads to a bonus room that would make a perfect home office. Eat-in kitchen with a pantry has a newer gas stove included. Cabinets & countertops are also updated. Large formal dining room with faux fireplace. Refurbished bathroom features: newer vanity, lighting, medicine cabinet & toilet. Huge, dry basement with laundry connections & utility sink. The furnaces & hot water tanks are approximately 5 years old or less. Full attic for tons of storage. Driveway has room for one off-street parking spot comfortably and extends beyond the back of the house, so it can also serve as a patio. Property is being sold "as is". Showings are restricted to Open House on Saturday, January 23rd from 1-3 pm. Offers are due by Tuesday, January 26th @ 5 pm.

ⓘ 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: $766 · $64/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$1,137/yr (+$95/mo · 148.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,400
• − Mortgage interest: −$10,077
• − Property taxes: −$766
• − Insurance: −$900
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − Depreciation: −$5,233
• Taxable income: $12,760
• Est. tax owed @ 24.0%: −$3,062
• After-tax cash flow: $11,917/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): 24,428
• Household income: $70,963
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 602.0

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 White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 10% Cuban 1%
• Common ancestry: Romanian 16% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 4% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 4% Chinese 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: ▼ -146.29%
• Current HPI: 402.5053
• Rent YoY: ▲ 7.62%
• 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

+49.9% since first listed

11 events — show timeline

• 2026-05-29 Listed $179,900 WNYREIS
• 2023-10-26 Rental Removed $1,600 LISTANZA
• 2023-10-22 Listed for Rent $1,600 LISTANZA
• 2021-04-01 Sold (MLS) $87,000 WNYREIS
• 2021-03-31 Sold (Public Records) $87,000 Public Records
• 2021-03-09 Pending — WNYREIS
• 2021-01-29 Pending — WNYREIS
• 2021-01-22 Price Changed $99,000 WNYREIS
• 2021-01-21 Relisted — WNYREIS
• 2020-12-21 Pending — WNYREIS
• 2020-11-09 Listed $120,000 WNYREIS

Property tax history

+8.2%/yr

Latest (2025): $766 · +22.1% YoY. Source: county tax records.