285 E North St · Buffalo, NY 14204

$199,900

4 bd · 2.0 ba · 2,019 sqft · SingleFamily · 59 Days on market

Built 1880 3,335 sqft lot Est $363k · 45% under

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Why this score? — see what drove the C+ 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Appreciation +3.3/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the heart of Buffalo is this four bedroom single family home with unlimited potential. Property is centrally located seconds away from the medical campus and minutes away from City Honors, Fosdick- Masten Park High, and Downtown Buffalo. This home has plenty to offer including large rooms, a huge driveway, a great location and a whole lot more. The partially finished attic has potential for more living space/bedroom. The furnace and water tank are newer. If you're looking to add to your portfolio, this home has excellent income potential. After a few updates, this place will be the shining jewel of the neighborhood.

Key facts

• Solid mechanics
• Newer roof
• Brand new bathrooms

Tags

• FULL BEAUTIFUL BASEMENT
• BRAND NEW BATHROOMS
• NEWER ROOF
• SOLID MECHANICS
• OWN DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% 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.
• Market conditions: Rents rising fast (+5.5%/yr); 33 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,059/mo this rent would consume 88% of the median local household income ($28k/yr) (locally 945% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $70k; list at $200k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1880 — 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 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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $363,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Plymouth Ave	0.27mi	4/2.0	2,084 (+3%)	2mo	$345,000	$166	81
56 Irving Pl	0.26mi	4/3.0	2,024 (+0%)	10mo	$520,000	$257	75
17 Mayfair Ln	0.26mi	4/3.0	2,145 (+6%)	2mo	$529,900	$247	72
161 Mariner St	0.14mi	3/2.5 (-1)	2,152 (+7%)	8mo	$435,000	$202	69
124 Mariner St	0.17mi	3/1.5 (-1)	1,746 (-14%)	8mo	$275,000	$158	56
3 Mayfair Ln	0.25mi	4/3.0	2,250 (+11%)	12mo	$510,000	$227	55
39 Days Park	0.27mi	3/2.5 (-1)	2,300 (+14%)	7mo	$435,000	$189	51
199 Prospect Ave	0.59mi	5/2.0 (+1)	2,232 (+10%)	1mo	$85,000	$38	49
20 Chenango St	0.67mi	4/1.5	1,824 (-10%)	8mo	$175,000	$96	44
204 W Tupper St	0.55mi	3/1.5 (-1)	1,794 (-11%)	8mo	$312,000	$174	42
655 Prospect Ave	0.69mi	4/2.5	1,754 (-13%)	2mo	$310,000	$177	42
320 14th St	0.65mi	4/2.0	1,792 (-11%)	14mo	$321,755	$180	39

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-11,469
• Equity at exit: $29,806

10-year hold

• IRR: 7.0%
• Equity multiple: 1.59×
• Total profit: $32,996
• Equity at exit: $17,284

Cash invested: $55,972 (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 14204

• Home prices YoY: -1.1%
• Rents YoY: 5.5%
• Active inventory: 33
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $245

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 83%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Normal Ave Unit 2 Buffalo, NY	3.0	1.0	1727	$2,000	$1.16	24d	1	0.32mi
184 14th St Buffalo, NY	4.0	2.0	1950	$4,400	$2.26	24d	1	0.39mi
330 Bryant St Buffalo, NY	3.0	2.0	2224	$2,200	$0.99	20d	1	0.40mi
161 16th St Buffalo, NY	3.0	1.5	1500	$2,000	$1.33	24d	1	0.47mi
501 West Ave Buffalo, NY	3.0	1.0	2552	$1,700	$0.67	14d	1	0.56mi
501 West Ave Buffalo, NY	3.0	1.0	2552	$1,850	$0.72	20d	1	0.56mi
550 Busti Ave Unit 2 Buffalo, NY	3.0	1.0	1638	$1,500	$0.92	44d	1	0.75mi
405 W Ferry St Unit Lower Buffalo, NY	3.0	1.0	2480	$1,500	$0.60	44d	1	0.91mi
11 Hoyt St Buffalo, NY	4.0	1.0	2848	$1,775	$0.62	14d	1	0.95mi
740 Elmwood Ave Buffalo, NY	3.0	1.0	2000	$1,995	$1.00	14d	1	1.00mi
83 Baynes St Unit Lower Buffalo, NY	3.0	1.0	2550	$1,850	$0.73	14d	1	1.06mi
40 Putnam St Buffalo, NY	4.0	1.0	1600	$2,100	$1.31	24d	1	1.06mi

Listing history 10 events

1. 2026-02-27
   status Pending
2. 2026-01-29
   status Active
3. 2026-01-25
   status Pending
4. 2025-12-26
   listed $199,900 Active
5. 2024-12-17
   price $89,900
6. 2024-11-06
   listed $90,000 Active
7. 2024-05-20
   soldstatus $70,000 Closed 634-char remark

   Show marketing remark (634 chars)

   Located in the heart of Buffalo is this four bedroom single family home with unlimited potential. Property is centrally located seconds away from the medical campus and minutes away from City Honors, Fosdick- Masten Park High, and Downtown Buffalo. This home has plenty to offer including large rooms, a huge driveway, a great location and a whole lot more. The partially finished attic has potential for more living space/bedroom. The furnace and water tank are newer. If you're looking to add to your portfolio, this home has excellent income potential. After a few updates, this place will be the shining jewel of the neighborhood.

8. 2024-03-02
   status Pending 634-char remark

   Show marketing remark (634 chars)

   Located in the heart of Buffalo is this four bedroom single family home with unlimited potential. Property is centrally located seconds away from the medical campus and minutes away from City Honors, Fosdick- Masten Park High, and Downtown Buffalo. This home has plenty to offer including large rooms, a huge driveway, a great location and a whole lot more. The partially finished attic has potential for more living space/bedroom. The furnace and water tank are newer. If you're looking to add to your portfolio, this home has excellent income potential. After a few updates, this place will be the shining jewel of the neighborhood.

9. 2024-02-04
   price $79,900 634-char remark

   Show marketing remark (634 chars)

   Located in the heart of Buffalo is this four bedroom single family home with unlimited potential. Property is centrally located seconds away from the medical campus and minutes away from City Honors, Fosdick- Masten Park High, and Downtown Buffalo. This home has plenty to offer including large rooms, a huge driveway, a great location and a whole lot more. The partially finished attic has potential for more living space/bedroom. The furnace and water tank are newer. If you're looking to add to your portfolio, this home has excellent income potential. After a few updates, this place will be the shining jewel of the neighborhood.

10. 2023-12-09
    listed $99,999 Active 634-char remark

    Show marketing remark (634 chars)

    Located in the heart of Buffalo is this four bedroom single family home with unlimited potential. Property is centrally located seconds away from the medical campus and minutes away from City Honors, Fosdick- Masten Park High, and Downtown Buffalo. This home has plenty to offer including large rooms, a huge driveway, a great location and a whole lot more. The partially finished attic has potential for more living space/bedroom. The furnace and water tank are newer. If you're looking to add to your portfolio, this home has excellent income potential. After a few updates, this place will be the shining jewel of the neighborhood.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $24,711
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$5,815
• Taxable loss: −$253
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $3,005/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): 7,932
• Household income: $28,182
• Rent vs Own: 73.5% rent · 26.5% own
• Severe rent burden: 945.0

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 58% White 19% Hispanic / Latino 18% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 14% Dominican 1%
• Common ancestry: Romanian 2% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Russian/Polish/Slavic 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: ▼ -3.36%
• Current HPI: 312.6232
• Rent YoY: ▲ 5.48%
• 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

+99.9% since first listed

10 events — show timeline

• 2026-02-27 Pending — WNYREIS
• 2026-01-29 Relisted — WNYREIS
• 2026-01-25 Pending — WNYREIS
• 2025-12-26 Listed $199,900 WNYREIS
• 2024-12-17 Price Changed $89,900 WNYREIS
• 2024-11-06 Listed $90,000 WNYREIS
• 2024-05-20 Sold (MLS) $70,000 WNYREIS
• 2024-03-02 Pending — WNYREIS
• 2024-02-04 Price Changed $79,900 WNYREIS
• 2023-12-09 Listed $99,999 WNYREIS