352 Fox St · Buffalo, NY 14211

$24,500

2 bd · 1.0 ba · 1,173 sqft · SingleFamily public records · 12 Days on market

Built 1920 5,640 sqft lot $21/sqft · 80% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits with this property situated on a double city lot in a convenient neighborhood location. The home is in need of significant rehabilitation and is best suited for cash buyers or renovation loan products. Offering great potential for investors, flippers, or buyers looking to build equity, the property provides ample outdoor space and flexibility for future improvements or expansion. Seller will make no repairs and the property is being sold as-is, where-is. Any inspections will be for informational purposes only.

Key facts

• Ample outdoor space
• Double city lot
• 5,640 sq ft lot

Tags

• DOUBLE CITY LOT
• AMPLE OUTDOOR SPACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story existing building; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Blacktop driveway; Rectangular residential lot; 40 x 141 lot dimensions; City street frontage

Interior

• Kitchen: Gas water heater
• Bedrooms: 5 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; Bathroom on main level
• Heating & cooling: Gas heating (see remarks)
• Interior features: Other features (see remarks)
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $24k.

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 ($2k rent vs $24k).
• Cap rate 66.2% 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: 173 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); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,734/mo this rent would consume 57% 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 $671 of equity ($169 loan paydown + $502 appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $24,500

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: 7.08% ✓
• Cap rate: 66.17%
• Cash-on-cash: 213.86%
• DSCR: 10.52
• GRM: 1.2

CMA / ARV

• ARV (median comp): $123,594
• List price: $24,500
• Delta: -80.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
598 High St	0.06mi	3/1.0 (+1)	1,139 (-3%)	7mo	$115,000	$101	82
513 High St	0.19mi	3/1.0 (+1)	1,270 (+8%)	7mo	$95,000	$75	66
200 Locust St	0.75mi	3/1.0 (+1)	1,217 (+4%)	12mo	$95,000	$78	44
718 Northampton St	0.53mi	3/1.0 (+1)	1,041 (-11%)	14mo	$112,000	$108	40
635 Jefferson Ave	0.72mi	3/1.5 (+1)	1,330 (+13%)	1mo	$220,000	$165	36
70 Camp St	0.69mi	3/1.5 (+1)	1,324 (+13%)	21mo	$245,000	$185	22

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: —
• Equity multiple: 12.61×
• Total profit: $79,619
• Equity at exit: $9,729

10-year hold

• IRR: —
• Equity multiple: 26.64×
• Total profit: $175,899
• Equity at exit: $14,060

Cash invested: $6,860 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$128
• Tax from tax record: −$9 /mo · $106/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $1,223

Break-even live

Break-even rent $187

Max offer price $24,500

Occupancy floor 24%

Sensitivity live

Price	-10% $1,236	-5% $1,229	+0% $1,223	+5% $1,216	+10% $1,209
Rent	-10% $1,086	-5% $1,154	+0% $1,223	+5% $1,291	+10% $1,360
Rate	-1.0pp $1,235	-0.5pp $1,229	base $1,223	+0.5pp $1,216	+1.0pp $1,210

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: $6,125
• Closing costs: $735
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
547 E Utica St Unit 3 Buffalo, NY	1.0	1.0	759	$900	$1.19	45d	1	0.68mi
1145 Michigan Ave Buffalo, NY	2.0	1.0–2.0	655	$2,049	$3.13	45d	1	0.86mi
983 Michigan Ave Buffalo, NY	2.0	1.0–2.0	804	$3,202	$3.98	3d	58	0.87mi
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	15d	1	0.95mi
104 Butler Ave Buffalo, NY	3.0	1.0	1000	$1,400	$1.40	45d	1	1.07mi
1155 Main St Buffalo, NY	2.0	1.0–2.0	592	$2,300	$3.88	45d	1	1.13mi
76 Chester St Unit 1 Buffalo, NY	3.0	1.0	1100	$1,000	$0.91	15d	1	1.14mi
50 E Utica St Unit 3D Buffalo, NY	1.0	1.0	900	$1,200	$1.33	45d	1	1.17mi
50 E Utica St Unit 2C Buffalo, NY	1.0	1.0	950	$1,300	$1.37	45d	1	1.17mi
1152 Main St Apt 3 Buffalo, NY	3.0	1.0	1000	$2,400	$2.40	15d	1	1.18mi
19 E Utica St Unit 203 Buffalo, NY	2.0	1.0	850	$1,300	$1.53	15d	1	1.20mi
19 North St Buffalo, NY	2.0	1.0–2.0	1306	$2,910	$2.23	11d	7	1.22mi
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	4d	1	1.22mi
946 Main St Buffalo, NY	1.0	1.0	700	$1,000	$1.43	45d	1	1.23mi
40 North St Unit 203 Buffalo, NY	1.0	1.5	920	$1,675	$1.82	45d	1	1.25mi
40 North St Unit 102 Buffalo, NY	1.0	1.5	702	$1,350	$1.92	3d	1	1.25mi
40 North St Unit 204 Buffalo, NY	1.0	1.5	936	$1,650	$1.76	45d	1	1.25mi
40 North St Unit 201 Buffalo, NY	1.0	1.0	884	$1,600	$1.81	3d	1	1.25mi
40 North St Unit 205A Buffalo, NY	1.0	1.5	884	$1,950	$2.21	45d	1	1.25mi
40 North St Unit 306 Buffalo, NY	2.0	1.5	1125	$1,950	$1.73	45d	1	1.25mi
628 Ellicott St Buffalo, NY	1.0–2.0	1.0–2.0	1059	$2,812	$2.65	3d	5	1.27mi
130 Linwood Ave Buffalo, NY	2.0	1.0	900	$1,900	$2.11	24d	1	1.28mi
17 N Pearl St Buffalo, NY	2.0	2.0	1077	$2,700	$2.51	24d	1	1.32mi
17 N Pearl St Unit 3 Buffalo, NY	3.0	2.0	1197	$3,100	$2.59	24d	1	1.32mi
499 Franklin St Apt 4 Buffalo, NY	1.0	1.5	817	$1,995	$2.44	45d	1	1.32mi
499 Franklin St Unit 1 Buffalo, NY	1.0	1.5	1067	$2,930	$2.75	45d	1	1.32mi
44 N Pearl St #5 Buffalo, NY	3.0	1.0	1200	$2,400	$2.00	45d	1	1.33mi
362 Oak St Unit 308 Buffalo, NY	1.0	1.0	800	$1,100	$1.38	45d	1	1.36mi
451 Franklin St #2 Buffalo, NY	1.0	1.0	900	$1,350	$1.50	45d	1	1.36mi
519 Virginia St Buffalo, NY	1.0–2.0	1.0–2.0	700	$1,700	$2.43	4d	3	1.37mi
674 Clinton St Unit 6 Buffalo, NY	1.0	1.0	800	$1,650	$2.06	15d	1	1.37mi
489 Ellicott St Unit 36 Buffalo, NY	2.0	2.0	1000	$1,550	$1.55	4d	1	1.37mi
88 W Utica St Unit 1 Buffalo, NY	3.0	2.0	990	$2,150	$2.17	4d	1	1.38mi
88 W Utica St Unit 1 Buffalo, NY	3.0	2.0	990	$2,150	$2.17	15d	1	1.38mi
567 Delaware Ave Apt 3 Buffalo, NY	1.0	1.0	780	$1,570	$2.01	45d	1	1.39mi
916 Delaware Ave Buffalo, NY	2.0	1.0	750	$1,625	$2.17	4d	9	1.42mi
888 Delaware Ave Buffalo, NY	2.0	1.0–2.0	899	$2,440	$2.71	24d	1	1.42mi
102 Florida St Buffalo, NY	3.0	1.0	1296	$1,650	$1.27	45d	1	1.43mi
493 Delaware Ave Unit 3 Buffalo, NY	1.0	1.0	1010	$1,400	$1.39	45d	1	1.45mi
479 Delaware Ave Buffalo, NY	1.0	1.0	900	$1,300	$1.44	4d	1	1.46mi

Listing history 2 events

1. 2026-05-17
   status Pending 534-char remark
2. 2026-05-05
   listed $24,500 Active 534-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: $106 · $9/mo
• Projected year-2 tax: $260 · $22/mo
• Expected delta: +$154/yr (+$13/mo · 145.9%)

ⓘ 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 2/10 Low 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: $20,811
• − Mortgage interest: −$1,372
• − Property taxes: −$106
• − Insurance: −$122
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$713
• Taxable income: $15,168
• Est. tax owed @ 24.0%: −$3,640
• After-tax cash flow: $11,030/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

2 events — show timeline

• 2026-05-17 Pending — WNYREIS
• 2026-05-05 Listed $24,500 WNYREIS

Property tax history

+4.0%/yr

Latest (2025): $106 · +34.7% YoY. Source: county tax records.