439 Parkdale Ave · Buffalo, NY 14213

$89,900

3 bd · 2.0 ba · 1,508 sqft · MultiFamily public records · 39 Days on market

Built 1900 2,112 sqft lot $60/sqft · 70% 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
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

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

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 unit; Owner pays water; water/sewer included in operating expenses

Exterior

• Parking: No driveway
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electric service
• Home design: Two-story building; Existing/previously built (not new construction)
• Construction: Frame construction; Asphalt roof; Stone foundation; Resale condition
• Exterior features: Near public transit; Rectangular lot (approx. 24 x 88)

Interior

• Kitchen: Eat-in kitchen in one unit
• Bedrooms: One unit with 3 bedrooms
• Flooring: Hardwood; Vinyl; Varies 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 throughout; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

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

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: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.3% 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 soft (-0.5%/yr); 138 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,795/mo this rent would consume 62% of the median local household income ($54k/yr) (locally 1501% 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 $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 39 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.11% ✓
• Cap rate: 28.28%
• Cash-on-cash: 78.52%
• DSCR: 4.49
• GRM: 2.7

CMA / ARV

• ARV (median comp): $299,899
• List price: $89,900
• Delta: -70.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
276 Potomac Ave	0.25mi	4/2.0 (+1)	1,674 (+11%)	4mo	$167,000	$100	61
73 Baynes St	0.69mi	4/2.0 (+1)	1,698 (+13%)	6mo	$199,900	$118	37

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: 83.8%
• Equity multiple: 6.20×
• Total profit: $130,970
• Equity at exit: $65,337

10-year hold

• IRR: 79.2%
• Equity multiple: 12.40×
• Total profit: $287,028
• 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 →

ZIP-level market 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 138
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,795 high
• Mortgage (P&I): −$471
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $1,647

Break-even live

Break-even rent $710

Max offer price $89,900

Occupancy floor 36%

Sensitivity live

Price	-10% $1,698	-5% $1,673	+0% $1,647	+5% $1,622	+10% $1,596
Rent	-10% $1,426	-5% $1,537	+0% $1,647	+5% $1,758	+10% $1,868
Rate	-1.0pp $1,692	-0.5pp $1,670	base $1,647	+0.5pp $1,624	+1.0pp $1,600

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,584
1× unit	1	1	$1,211
Total (2 units)			$2,795

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
• 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	11d	1	0.07mi
309 Bird Ave Unit 1 Buffalo, NY	3.0	1.0	1100	$2,200	$2.00	45d	1	0.09mi
305 Bird Ave Unit 3 Buffalo, NY	3.0	1.5	1128	$2,300	$2.04	45d	1	0.09mi
374 Baynes St Buffalo, NY	3.0	1.0	1126	$1,550	$1.38	45d	1	0.13mi
37 Abbottsford Pl Buffalo, NY	3.0	1.0	1130	$1,650	$1.46	45d	1	0.19mi
836 Richmond Ave Buffalo, NY	4.0	3.5	1982	$4,500	$2.27	45d	1	0.30mi
891 Richmond Ave Buffalo, NY	3.0	1.0	1176	$1,800	$1.53	45d	1	0.33mi
185 Potomac Ave Buffalo, NY	2.0	1.0	1200	$1,300	$1.08	24d	1	0.36mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$1,600	$1.23	3d	14	0.38mi
311 Herkimer St #1 Buffalo, NY	3.0	1.0	1272	$1,400	$1.10	15d	1	0.48mi
232 Dewitt St Buffalo, NY	3.0	1.0	1200	$1,300	$1.08	24d	1	0.49mi
117 Bidwell Pkwy Unit 3 Buffalo, NY	2.0	1.0	1192	$1,500	$1.26	4d	1	0.57mi
1485 Niagara St Buffalo, NY	1.0–2.0	1.0	925	$2,174	$2.35	3d	1	0.57mi
40 Putnam St Buffalo, NY	4.0	1.0	1600	$2,100	$1.31	24d	1	0.63mi
478 Breckenridge St Buffalo, NY	3.0	1.0	1100	$1,575	$1.43	45d	1	0.70mi
1360 Niagara St Buffalo, NY	1.0–2.0	1.0–2.0	1252	$2,396	$1.91	3d	2	0.73mi
740 Elmwood Ave Buffalo, NY	3.0	1.0	2000	$1,995	$1.00	15d	1	0.83mi
685 Auburn Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,750	$1.46	15d	1	0.84mi
685 Auburn Ave Buffalo, NY	2.0	1.0	1200	$1,600	$1.33	45d	1	0.84mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	24d	1	0.84mi
375 Hampshire St Buffalo, NY	3.0	1.0	1200	$1,100	$0.92	45d	1	0.86mi
78 Germain St Buffalo, NY	3.0	1.0	2030	$1,300	$0.64	15d	1	0.87mi
310 Hampshire St Apt 3 Buffalo, NY	3.0	1.0	1200	$1,500	$1.25	45d	1	0.93mi
75 Inwood Pl Unit Lower Buffalo, NY	2.0	1.0	1175	$1,550	$1.32	45d	1	0.94mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	24d	1	0.95mi
825 Forest Ave Unit 1 Buffalo, NY	3.0	1.0	1200	$1,700	$1.42	4d	1	0.96mi
825 Forest Ave Buffalo, NY	3.0	1.0	1200	$2,000	$1.67	24d	1	0.96mi
460 Rhode Island St Buffalo, NY	2.0	1.0	1089	$1,500	$1.38	15d	1	1.03mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	3d	1	1.09mi
569 Elmwood Ave Buffalo, NY	2.0	1.0	1500	$1,750	$1.17	13d	1	1.13mi
305 W Utica St Unit B302 Buffalo, NY	2.0	2.0	1180	$2,060	$1.75	15d	1	1.16mi
217 Norwood Ave Apt 1 Buffalo, NY	2.0	1.0	1500	$2,700	$1.80	45d	1	1.17mi
238 Oxford Ave Unit Upper Buffalo, NY	3.0	1.0	1100	$1,600	$1.45	24d	1	1.22mi
318 14th St Buffalo, NY	2.0	1.0	1619	$1,300	$0.80	12d	1	1.26mi
102 17th St Buffalo, NY	2.0	1.0	1086	$1,290	$1.19	24d	1	1.27mi
161 16th St Buffalo, NY	3.0	1.5	1500	$2,000	$1.33	24d	1	1.28mi
451 Elmwood Ave Buffalo, NY	2.0	1.0	1633	$3,305	$2.02	45d	1	1.31mi
330 Bryant St Buffalo, NY	3.0	2.0	2224	$2,200	$0.99	21d	1	1.32mi
118 Ashland Ave Buffalo, NY	3.0	1.0	1326	$1,850	$1.40	15d	1	1.37mi
367 Connecticut St Unit 2 Buffalo, NY	2.0	2.0	1150	$3,000	$2.61	11d	1	1.46mi

Listing history 16 events

1. 2026-06-21
   days on market $89,900 Active 39 DOM
2. 2026-06-18
   days on market $89,900 Active 36 DOM
3. 2026-06-17
   days on market $89,900 Active 35 DOM
4. 2026-06-16
   days on market $89,900 Active 34 DOM
5. 2026-06-15
   days on market $89,900 Active 33 DOM
6. 2026-06-13
   days on market $89,900 Active 31 DOM
7. 2026-06-13
   days on market $89,900 Active 30 DOM
8. 2026-06-10
   days on market $89,900 Active 28 DOM
9. 2026-06-09
   pricedays on market $89,900 Active 27 DOM
10. 2026-06-08
    days on market $99,900 Active 26 DOM
11. 2026-06-07
    days on market $99,900 Active 25 DOM
12. 2026-06-03
    days on market $99,900 Active 21 DOM
13. 2026-06-02
    days on market $99,900 Active 20 DOM
14. 2026-06-01
    days on market $99,900 Active 19 DOM
15. 2026-05-31
    days on market $99,900 Active 18 DOM
16. 2026-05-13
    listed $119,900 Active 480-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: $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: $33,540
• − Mortgage interest: −$5,036
• − Property taxes: −$624
• − Insurance: −$450
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − Depreciation: −$2,615
• Taxable income: $19,449
• Est. tax owed @ 24.0%: −$4,668
• After-tax cash flow: $15,098/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): 24,107
• Household income: $53,870
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1501.0

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 0.70)
• 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%

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

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

-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.