439 Parkdale Ave · Buffalo, NY 14213

$89,900

3 bd · 2.0 ba · 1,508 sqft · MultiFamily public records · 84 Days on market

Built 1900 Fair condition 2,112 sqft lot $60/sqft · 62% below area ↓ 25% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

439 Parkdale, Buffalo, New York, 14213. Spacious yet easy to manage two story home on a great yard, with a separate entrance leading to an efficient studio apartment. Main unit is the entire first floor, with living and dining rooms, an eat in kitchen, three bedrooms and a bathroom. Bright second floor front studio apartment. Moderate aged roof and mechanical systems. First day to see 439 Parkdale is Saturday, May 16, 2026. Seller will begin entertaining offers May 20, 2026.

Key facts

• Separate entrance
• Eat in kitchen
• Moderate aged roof

Tags

• SEPARATE ENTRANCE
• EFFICIENT STUDIO APARTMENT
• EAT IN KITCHEN
• MODERATE AGED ROOF
• MECHANICAL SYSTEMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.5% vs local median 7.0% 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: Rents soft (-0.5%/yr); 185 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,819/mo this rent would consume 63% of the median local household income ($54k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($622 loan paydown + $7k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, 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 84 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.14% ✓
• Cap rate: 28.53%
• Cash-on-cash: 79.43%
• DSCR: 4.53
• GRM: 2.7

CMA / ARV

• ARV (median comp): $237,884
• List price: $89,900
• Delta: -62.21%
• 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
29 Garner Ave	0.39mi	4/2.0 (+1)	1,620 (+7%)	1mo	$134,000	$83	64
276 Potomac Ave	0.25mi	4/2.0 (+1)	1,674 (+11%)	6mo	$167,000	$100	60
47 Herkimer St	0.98mi	3/2.0	1,558 (+3%)	1mo	$165,000	$106	59
155 Germain St	0.99mi	4/2.0 (+1)	1,512 (+0%)	9mo	$165,000	$109	52
228 Potomac Ave	0.30mi	3/2.0	1,782 (+18%)	11mo	$325,000	$182	52
270 East St	1.12mi	4/2.0 (+1)	1,497 (-1%)	14mo	$80,000	$53	47
74 Bush St	0.88mi	3/2.0	1,637 (+9%)	11mo	$176,000	$108	42
221 Lexington Ave	1.07mi	4/2.0 (+1)	1,620 (+7%)	10mo	$425,000	$262	39
875 West Ave	1.06mi	3/2.0	1,696 (+12%)	10mo	$165,000	$97	36
73 Baynes St	0.69mi	4/2.0 (+1)	1,698 (+13%)	7mo	$199,900	$118	36
475 W Ferry St	0.85mi	3/2.0	1,740 (+15%)	8mo	$236,900	$136	33
118 Auburn Ave	0.77mi	4/2.0 (+1)	1,760 (+17%)	10mo	$260,000	$148	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.51% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 84.7%
• Equity multiple: 6.25×
• Total profit: $132,107
• Equity at exit: $65,337

10-year hold

• IRR: 80.1%
• Equity multiple: 12.49×
• Total profit: $289,304
• Equity at exit: $126,965

Cash invested: $25,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $212,450 ($115/sqft)
• Median days on market: 21 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +36.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 185
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,819 high
• Mortgage (P&I): −$471
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $1,666

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,587
1× unit	1	1	$1,232
Total (2 units)			$2,819

Break-even live

Break-even rent $710

Max offer price $89,900

Occupancy floor 36%

Sensitivity live

Price	-10% $1,717	-5% $1,692	+0% $1,666	+5% $1,641	+10% $1,615
Rent	-10% $1,443	-5% $1,555	+0% $1,666	+5% $1,777	+10% $1,889
Rate	-1.0pp $1,711	-0.5pp $1,689	base $1,666	+0.5pp $1,643	+1.0pp $1,619

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Bird Ave #202 Buffalo, NY	2.0	2.5	1505	$2,950	$1.96	60d	1	0.07mi
30 Abbottsford Pl Buffalo, NY	1.0	1.0	600	$1,100	$1.83	51d	1	0.16mi
57 Abbottsford Pl Buffalo, NY	2.0	1.0	1000	$1,550	$1.55	73d	1	0.19mi
46 Hawley St #1 Buffalo, NY	2.0	1.0	900	$1,300	$1.44	93d	1	0.23mi
854 Richmond Ave Buffalo, NY	2.0	1.0	—	$1,295	—	93d	1	0.29mi
865 Richmond Ave Unit Rear Buffalo, NY	2.0	1.0	850	$1,100	$1.29	93d	1	0.33mi
185 Potomac Ave Buffalo, NY	2.0	1.0	1200	$1,300	$1.08	73d	1	0.36mi
466 W Delavan Ave Unit 3 Buffalo, NY	1.0	1.0	800	$1,350	$1.69	93d	1	0.40mi
552 Potomac Ave Buffalo, NY	2.0	1.0	2500	$2,200	$0.88	93d	1	0.45mi
674 Richmond Ave Unit 1 Buffalo, NY	2.0	1.0	1300	$1,595	$1.23	28d	1	0.45mi
718 Ashland Ave Unit 6 Buffalo, NY	2.0	1.0	—	$1,295	—	17d	1	0.46mi
712 Ashland Ave Apt 3 Buffalo, NY	2.0	1.0	—	$1,295	—	20d	1	0.47mi
257 Lafayette Ave Buffalo, NY	2.0	1.0	740	$1,400	$1.89	35d	1	0.49mi
257 Lafayette Ave Unit 317 Buffalo, NY	2.0	1.0	897	$1,400	$1.56	73d	1	0.49mi
1116 Elmwood Ave Buffalo, NY	1.0	1.0	700	$995	$1.42	93d	1	0.50mi
1042 Elmwood Ave #1 Buffalo, NY	1.0	1.0	—	$1,225	—	11d	1	0.50mi
257 Lafayette Ave Apt 319 Buffalo, NY	2.0	1.0	900	$1,400	$1.56	47d	1	0.50mi
257 Lafayette Ave Apt 207 Buffalo, NY	2.0	1.0	740	$1,400	$1.89	41d	1	0.50mi
116 Bidwell Pkwy Buffalo, NY	1.0	1.0	550	$1,375	$2.50	16d	3	0.51mi
1246 West Ave Unit 2 Buffalo, NY	2.0	1.0	—	$1,250	—	64d	1	0.52mi
1015 Elmwood Ave Unit 3 Buffalo, NY	2.0	2.0	1000	$1,400	$1.40	93d	1	0.54mi
1015 Elmwood Ave Unit 2 Buffalo, NY	1.0	1.0	900	$1,400	$1.56	93d	1	0.54mi
136 Parkdale Ave Unit 4 Buffalo, NY	2.0	1.0	—	$950	—	64d	1	0.55mi
136 Parkdale Ave Unit 1 Buffalo, NY	1.0	1.0	900	$900	$1.00	93d	1	0.55mi
1005 Elmwood Ave Unit 3 Buffalo, NY	2.0	1.0	800	$1,500	$1.88	38d	1	0.55mi
130 Parkdale Ave Buffalo, NY	1.0	1.0	650	$900	$1.38	93d	1	0.56mi
117 Bidwell Pkwy Unit 3 Buffalo, NY	2.0	1.0	1192	$1,500	$1.26	52d	1	0.57mi
1485 Niagara St Buffalo, NY	1.0–2.0	1.0	925	$1,300	$1.41	38d	1	0.57mi
93 Baynes St Unit 2 Buffalo, NY	2.0	1.0	—	$2,500	—	47d	1	0.62mi
93 Baynes St Unit 1 Buffalo, NY	2.0	1.0	—	$2,000	—	47d	1	0.62mi
175 Saint James Pl Unit Lower Buffalo, NY	1.0	1.0	940	$1,320	$1.40	93d	1	0.68mi
15 Auchinvole Ave Unit upper Buffalo, NY	2.0	1.0	—	$1,450	—	93d	1	0.71mi
1360 Niagara St Buffalo, NY	1.0	1.0	1204	$2,396	$1.99	11d	1	0.73mi
484 Ashland Ave Unit 9 Buffalo, NY	2.0	1.0	800	$1,250	$1.56	73d	1	0.74mi
267 Breckenridge St Buffalo, NY	2.0	1.0	—	$1,695	—	73d	1	0.76mi
795 Elmwood Ave Unit 1 Buffalo, NY	2.0	1.0	—	$1,200	—	64d	1	0.77mi
238 Amherst St Buffalo, NY	1.0	1.0	—	$925	—	93d	1	0.78mi
664 Auburn Ave Unit 2 Buffalo, NY	2.0	1.0	900	$2,200	$2.44	93d	1	0.79mi
589 Breckenridge St Unit 2 Buffalo, NY	2.0	2.0	—	$1,900	—	28d	1	0.81mi
411 W Ferry St Buffalo, NY	2.0	1.0	900	$1,100	$1.22	64d	1	0.81mi

Property features AI

Finance

• Other: Multifamily property with two total units
• Financial info: Property is a 2-unit building with separate gas and electric meters for each unitOwner pays water; water/sewer included in operating expenses

Exterior

• Parking: No driveway
• Utilities: Public water connectedSewer connectedCable availableCircuit breaker electric service
• Home design: Two-story buildingExisting/previously built (not new construction)
• Construction: Frame constructionAsphalt roofStone foundationResale condition
• Exterior features: Near public transitRectangular lot (approx. 24 x 88)

Interior

• Kitchen: Eat-in kitchen in one unit
• Bedrooms: One unit with 3 bedrooms
• Flooring: HardwoodVinylVaries by room
• Bathrooms: Two full bathrooms total; each unit has one full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood, vinyl, and varied flooring throughoutFull basement
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-08-05
   days on market $89,900 Active 84 DOM
2. 2026-08-04
   days on market $89,900 Active 83 DOM
3. 2026-08-03
   days on market $89,900 Active 82 DOM
4. 2026-07-31
   days on market $89,900 Active 79 DOM
5. 2026-07-30
   days on market $89,900 Active 78 DOM
6. 2026-07-30
   days on market $89,900 Active 77 DOM
7. 2026-07-28
   days on market $89,900 Active 76 DOM
8. 2026-07-26
   days on market $89,900 Active 74 DOM
9. 2026-07-24
   days on market $89,900 Active 72 DOM
10. 2026-07-23
    days on market $89,900 Active 71 DOM
11. 2026-07-22
    days on market $89,900 Active 70 DOM
12. 2026-07-21
    days on market $89,900 Active 69 DOM
13. 2026-07-20
    days on market $89,900 Active 68 DOM
14. 2026-07-18
    days on market $89,900 Active 66 DOM
15. 2026-07-18
    days on market $89,900 Active 65 DOM
16. 2026-07-16
    days on market $89,900 Active 64 DOM
17. 2026-07-15
    days on market $89,900 Active 63 DOM
18. 2026-07-14
    days on market $89,900 Active 62 DOM
19. 2026-07-13
    days on market $89,900 Active 61 DOM
20. 2026-07-13
    days on market $89,900 Active 60 DOM
21. 2026-07-11
    days on market $89,900 Active 59 DOM
22. 2026-07-10
    days on market $89,900 Active 58 DOM
23. 2026-07-09
    days on market $89,900 Active 57 DOM
24. 2026-07-07
    days on market $89,900 Active 55 DOM
25. 2026-07-06
    days on market $89,900 Active 54 DOM
26. 2026-07-05
    days on market $89,900 Active 53 DOM
27. 2026-07-03
    days on market $89,900 Active 51 DOM
28. 2026-07-02
    days on market $89,900 Active 50 DOM
29. 2026-07-01
    days on market $89,900 Active 49 DOM
30. 2026-06-30
    days on market $89,900 Active 48 DOM
31. 2026-06-29
    days on market $89,900 Active 47 DOM
32. 2026-06-28
    days on market $89,900 Active 46 DOM
33. 2026-06-27
    days on market $89,900 Active 45 DOM
34. 2026-06-27
    days on market $89,900 Active 44 DOM
35. 2026-06-25
    days on market $89,900 Active 42 DOM
36. 2026-06-22
    days on market $89,900 Active 40 DOM
37. 2026-06-21
    days on market $89,900 Active 39 DOM
38. 2026-06-18
    days on market $89,900 Active 36 DOM
39. 2026-06-17
    days on market $89,900 Active 35 DOM
40. 2026-06-16
    days on market $89,900 Active 34 DOM
41. 2026-06-15
    days on market $89,900 Active 33 DOM
42. 2026-06-13
    days on market $89,900 Active 31 DOM
43. 2026-06-13
    days on market $89,900 Active 30 DOM
44. 2026-06-10
    days on market $89,900 Active 28 DOM
45. 2026-06-09
    pricedays on market $89,900 Active 27 DOM
46. 2026-06-08
    days on market $99,900 Active 26 DOM
47. 2026-06-07
    days on market $99,900 Active 25 DOM
48. 2026-06-03
    days on market $99,900 Active 21 DOM
49. 2026-06-02
    days on market $99,900 Active 20 DOM
50. 2026-06-01
    days on market $99,900 Active 19 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: $624 · $52/mo
• Projected year-2 tax: $1,072 · $89/mo
• Expected delta: +$448/yr (+$37/mo · 71.7%)

ⓘ 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 ≥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: $33,828
• − Mortgage interest: −$5,036
• − Property taxes: −$624
• − Insurance: −$450
• − Repairs & maintenance: −$2,706
• − Management: −$2,706
• − Depreciation: −$2,615
• Taxable income: $19,691
• Est. tax owed @ 24.0%: −$4,726
• After-tax cash flow: $15,267/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $37,700–$67,860 screening

The home requires significant repairs and maintenance, including a new roof, exterior repairs, HVAC replacement, and landscaping. These improvements will significantly increase its resale and rental value.

Repairs flagged

• Major roof — Significant damage and potential leaks are visible.
• Major exterior siding — Peeling paint and siding damage are evident.
• Major HVAC units — Old units indicate a need for replacement or repair.
• Major landscaping — Overgrown vegetation and lack of landscaping detract from curb appeal.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and functionality. ↑
• Both exterior painting and repairs — Repainting and repairing the exterior will enhance curb appeal and home value. ↑
• Both HVAC replacement — A new HVAC system will improve comfort and energy efficiency, attracting more tenants. ↑
• Both landscaping and yard maintenance — A well-maintained yard will enhance curb appeal and attract more tenants and buyers. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary International School F NY #2,048/2,108 Nat'l #37,629/41,679 High Leonardo Da Vinci High School B NY #766/1,100 Nat'l #2,727/17,239

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

B Composite livability gradescore 77/100

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 · 933,037 people
• City population: 440,021
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 24,107
• Household income: $53,870
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 20% Black 18% Asian 12% Two or more races 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 1%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 16% · Philippines, Canada, India
• Languages at home: 68% English-only · Spanish 12% Other Asian/Pacific 7% Arabic 3%

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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: ▲ 7.51%
• Current HPI: 448.4879
• Rent YoY: ▼ -0.49%
• Metro: Buffalo-Cheektowaga, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• Other: Multifamily property with two total units
• Financial info: Property is a 2-unit building with separate gas and electric meters for each unitOwner pays water; water/sewer included in operating expenses

Exterior

• Parking: No driveway
• Utilities: Public water connectedSewer connectedCable availableCircuit breaker electric service
• Home design: Two-story buildingExisting/previously built (not new construction)
• Construction: Frame constructionAsphalt roofStone foundationResale condition
• Exterior features: Near public transitRectangular lot (approx. 24 x 88)

Interior

• Kitchen: Eat-in kitchen in one unit
• Bedrooms: One unit with 3 bedrooms
• Flooring: HardwoodVinylVaries by room
• Bathrooms: Two full bathrooms total; each unit has one full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood, vinyl, and varied flooring throughoutFull basement
• Laundry & utility: Gas water heater

Price history

-25.0% since first listed

3 events — show timeline

• 2026-06-09 Price Changed $89,900 WNYREIS
• 2026-05-27 Price Changed $99,900 WNYREIS
• 2026-05-13 Listed $119,900 WNYREIS

Property tax history

+11.4%/yr

Latest (2025): $624 · -5.6% YoY. Source: county tax records.