357 Parkdale Ave · Buffalo, NY 14213

$115,000

3 bd · 1.0 ba · 1,143 sqft · SingleFamily public records · 69 Days on market

Built 1900 4,050 sqft lot $101/sqft · 50% below area Est $228k · 50% under

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Why this score? — see what drove the A 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +8.8/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Welcome to 357 Parkdale Avenue, a charming home located on a quiet, tree-lined street in the heart of Buffalo. This well-maintained property offers a bright and inviting layout with spacious living areas, natural light throughout, and classic details that create a warm, welcoming feel. The home features comfortable bedrooms, an eat-in kitchen perfect for everyday living, and a cozy living space in the finished attic, ideal for relaxing or entertaining. Outside, enjoy a private backyard with plenty of room for gardening, gatherings, or simply unwinding. This home has seen many updates over the years, including a new roof 2016, newer remodeled bath, energy star windows and radiant heat converted to a forced air furnace. Major mechanical upgrades include new water and sewer lines (2019) and a hot water tank (2024). Conveniently located near Buffalo State College, shopping, dining, and major routes, this home combines neighborhood charm with everyday convenience. Whether you’re a first-time buyer or an investor looking to settle into a peaceful Buffalo neighborhood, 357 Parkdale Avenue is a wonderful place to call home. Seller reserves the right to set an offer due date. Back on market-previous transaction cancelled through no fault of seller.

Key facts

• Finished attic
• Private backyard
• Eat-in kitchen

Tags

• PRIVATE BACKYARD
• EAT-IN KITCHEN
• FINISHED ATTIC
• NEW ROOF
• NEWER REMODELED BATH
• ENERGY STAR WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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); 42% 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).
• This rent runs 38% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($795 loan paydown + $9k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 69 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.48% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.08%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

• ARV (median comp): $228,470
• List price: $115,000
• Delta: -49.67%
• 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
95 Garner Ave	0.21mi	3/1.0	1,230 (+8%)	4mo	$100,000	$81	74
532 Bird Ave	0.40mi	3/1.0	1,161 (+2%)	9mo	$289,900	$250	71
23 Pooley Pl	0.34mi	3/1.0	1,044 (-9%)	0mo	$144,900	$139	69
175 Garner Ave	0.06mi	4/2.0 (+1)	1,265 (+11%)	8mo	$105,000	$83	64
54 Greenwood Pl	0.26mi	3/2.0	1,251 (+9%)	13mo	$200,000	$160	57
9 Congress St	0.55mi	4/1.0 (+1)	1,200 (+5%)	8mo	$130,000	$108	54
1193 West Ave	0.49mi	3/1.0	1,254 (+10%)	8mo	$240,000	$191	54
74 Baynes St	0.53mi	4/2.0 (+1)	1,075 (-6%)	4mo	$195,925	$182	53
272 Dewitt St	0.41mi	3/2.0	1,248 (+9%)	10mo	$235,000	$188	53
579 Breckenridge St	0.68mi	3/1.0	1,232 (+8%)	6mo	$345,000	$280	50
1069 West Ave	0.63mi	3/1.0	1,040 (-9%)	11mo	$150,000	$144	46
25 Lafayette Ave	0.65mi	3/2.0	1,009 (-12%)	5mo	$110,000	$109	42

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: 36.5%
• Equity multiple: 3.48×
• Total profit: $79,948
• Equity at exit: $83,579

10-year hold

• IRR: 31.6%
• Equity multiple: 6.97×
• Total profit: $192,180
• Equity at exit: $162,414

Cash invested: $32,200 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$603
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $646

Break-even live

Break-even rent $879

Max offer price $115,000

Occupancy floor 57%

Sensitivity live

Price	-10% $711	-5% $679	+0% $646	+5% $613	+10% $581
Rent	-10% $512	-5% $579	+0% $646	+5% $713	+10% $780
Rate	-1.0pp $704	-0.5pp $675	base $646	+0.5pp $616	+1.0pp $586

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Bird Ave Unit 1 Buffalo, NY	3.0	1.0	1100	$2,200	$2.00	44d	1	0.06mi
305 Bird Ave Unit 3 Buffalo, NY	3.0	1.5	1128	$2,300	$2.04	44d	1	0.06mi
374 Baynes St Buffalo, NY	3.0	1.0	1126	$1,550	$1.38	44d	1	0.11mi
37 Abbottsford Pl Buffalo, NY	3.0	1.0	1130	$1,650	$1.46	44d	1	0.24mi
57 Abbottsford Pl Buffalo, NY	2.0	1.0	1000	$1,550	$1.55	24d	1	0.26mi
185 Potomac Ave Buffalo, NY	2.0	1.0	1200	$1,300	$1.08	24d	1	0.29mi
46 Hawley St #1 Buffalo, NY	2.0	1.0	900	$1,300	$1.44	44d	1	0.34mi
865 Richmond Ave Unit Rear Buffalo, NY	2.0	1.0	850	$1,100	$1.29	44d	1	0.35mi
257 Lafayette Ave Unit 317 Buffalo, NY	2.0	1.0	897	$1,400	$1.56	24d	1	0.36mi
257 Lafayette Ave Apt 319 Buffalo, NY	2.0	1.0	900	$1,395	$1.55	24d	1	0.36mi
891 Richmond Ave Buffalo, NY	3.0	1.0	1176	$1,800	$1.53	44d	1	0.37mi
311 Herkimer St #1 Buffalo, NY	3.0	1.0	1272	$1,400	$1.10	15d	1	0.37mi
163 W Delavan Ave Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	24d	1	0.40mi
232 Dewitt St Buffalo, NY	3.0	1.0	1200	$1,300	$1.08	24d	1	0.43mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$1,600	$1.23	2d	14	0.45mi
117 Bidwell Pkwy Unit 3 Buffalo, NY	2.0	1.0	1192	$1,500	$1.26	4d	1	0.50mi
1015 Elmwood Ave Unit 3 Buffalo, NY	2.0	2.0	1000	$1,400	$1.40	44d	1	0.52mi
196 Auburn Ave Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	44d	1	0.54mi
1485 Niagara St Buffalo, NY	1.0–2.0	1.0	925	$2,174	$2.35	2d	1	0.55mi
478 Breckenridge St Buffalo, NY	3.0	1.0	1100	$1,575	$1.43	44d	1	0.57mi
484 Ashland Ave Unit 9 Buffalo, NY	2.0	1.0	800	$1,250	$1.56	24d	1	0.63mi
1360 Niagara St Buffalo, NY	1.0–2.0	1.0–2.0	1252	$2,396	$1.91	2d	2	0.66mi
411 W Ferry St Buffalo, NY	2.0	1.0	900	$1,100	$1.22	15d	1	0.68mi
664 Auburn Ave Unit 2 Buffalo, NY	2.0	1.0	900	$2,200	$2.44	44d	1	0.70mi
375 Hampshire St Buffalo, NY	3.0	1.0	1200	$1,100	$0.92	44d	1	0.72mi
685 Auburn Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,750	$1.46	15d	1	0.75mi
685 Auburn Ave Buffalo, NY	2.0	1.0	1200	$1,600	$1.33	45d	1	0.75mi
67 Herkimer St Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	15d	1	0.78mi
310 Hampshire St Apt 3 Buffalo, NY	3.0	1.0	1200	$1,500	$1.25	44d	1	0.79mi
77 California St Unit 1 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	44d	1	0.89mi
460 Rhode Island St Buffalo, NY	2.0	1.0	1089	$1,500	$1.38	15d	1	0.89mi
75 Inwood Pl Unit Lower Buffalo, NY	2.0	1.0	1175	$1,550	$1.32	44d	1	0.93mi
1560 Delaware Ave Unit 1 Buffalo, NY	3.0	1.0	1000	$2,800	$2.80	24d	1	0.97mi
825 Forest Ave Buffalo, NY	3.0	1.0	1200	$2,000	$1.67	24d	1	0.97mi
825 Forest Ave Unit 1 Buffalo, NY	3.0	1.0	1200	$1,700	$1.42	4d	1	0.97mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	24d	1	0.98mi
1310 Delaware Ave Buffalo, NY	2.0	1.0	684	$1,275	$1.86	44d	1	1.00mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	24d	1	1.00mi
569 Elmwood Ave Buffalo, NY	2.0	1.0	1500	$1,750	$1.17	12d	1	1.01mi
305 W Utica St Unit B302 Buffalo, NY	2.0	2.0	1180	$2,060	$1.75	15d	1	1.03mi

Listing history 16 events

1. 2026-06-16
   status $115,000 Pending 69 DOM
2. 2026-06-15
   days on market $115,000 Active 69 DOM
3. 2026-06-13
   days on market $115,000 Active 67 DOM
4. 2026-06-13
   days on market $115,000 Active 66 DOM
5. 2026-06-10
   days on market $115,000 Active 64 DOM
6. 2026-06-09
   days on market $115,000 Active 63 DOM
7. 2026-06-08
   days on market $115,000 Active 62 DOM
8. 2026-06-07
   pricedays on market $115,000 Active 61 DOM
9. 2026-06-03
   days on market $125,000 Active 57 DOM
10. 2026-06-02
    days on market $125,000 Active 56 DOM
11. 2026-06-01
    days on market $125,000 Active 55 DOM
12. 2026-05-31
    days on market $125,000 Active 54 DOM
13. 2026-05-18
    status Active 1266-char remark

    Show marketing remark (1266 chars)

    Welcome to 357 Parkdale Avenue, a charming home located on a quiet, tree-lined street in the heart of Buffalo. This well-maintained property offers a bright and inviting layout with spacious living areas, natural light throughout, and classic details that create a warm, welcoming feel. The home features comfortable bedrooms, an eat-in kitchen perfect for everyday living, and a cozy living space in the finished attic, ideal for relaxing or entertaining. Outside, enjoy a private backyard with plenty of room for gardening, gatherings, or simply unwinding. This home has seen many updates over the years, including a new roof 2016, newer remodeled bath, energy star windows and radiant heat converted to a forced air furnace. Major mechanical upgrades include new water and sewer lines (2019) and a hot water tank (2024). Conveniently located near Buffalo State College, shopping, dining, and major routes, this home combines neighborhood charm with everyday convenience. Whether you’re a first-time buyer or an investor looking to settle into a peaceful Buffalo neighborhood, 357 Parkdale Avenue is a wonderful place to call home. Seller reserves the right to set an offer due date. Back on market-previous transaction cancelled through no fault of seller.

14. 2026-05-14
    status Pending 1266-char remark

    Show marketing remark (1266 chars)

    Welcome to 357 Parkdale Avenue, a charming home located on a quiet, tree-lined street in the heart of Buffalo. This well-maintained property offers a bright and inviting layout with spacious living areas, natural light throughout, and classic details that create a warm, welcoming feel. The home features comfortable bedrooms, an eat-in kitchen perfect for everyday living, and a cozy living space in the finished attic, ideal for relaxing or entertaining. Outside, enjoy a private backyard with plenty of room for gardening, gatherings, or simply unwinding. This home has seen many updates over the years, including a new roof 2016, newer remodeled bath, energy star windows and radiant heat converted to a forced air furnace. Major mechanical upgrades include new water and sewer lines (2019) and a hot water tank (2024). Conveniently located near Buffalo State College, shopping, dining, and major routes, this home combines neighborhood charm with everyday convenience. Whether you’re a first-time buyer or an investor looking to settle into a peaceful Buffalo neighborhood, 357 Parkdale Avenue is a wonderful place to call home. Seller reserves the right to set an offer due date. Back on market-previous transaction cancelled through no fault of seller.

15. 2026-05-05
    status Active 1266-char remark

    Show marketing remark (1266 chars)

    Welcome to 357 Parkdale Avenue, a charming home located on a quiet, tree-lined street in the heart of Buffalo. This well-maintained property offers a bright and inviting layout with spacious living areas, natural light throughout, and classic details that create a warm, welcoming feel. The home features comfortable bedrooms, an eat-in kitchen perfect for everyday living, and a cozy living space in the finished attic, ideal for relaxing or entertaining. Outside, enjoy a private backyard with plenty of room for gardening, gatherings, or simply unwinding. This home has seen many updates over the years, including a new roof 2016, newer remodeled bath, energy star windows and radiant heat converted to a forced air furnace. Major mechanical upgrades include new water and sewer lines (2019) and a hot water tank (2024). Conveniently located near Buffalo State College, shopping, dining, and major routes, this home combines neighborhood charm with everyday convenience. Whether you’re a first-time buyer or an investor looking to settle into a peaceful Buffalo neighborhood, 357 Parkdale Avenue is a wonderful place to call home. Seller reserves the right to set an offer due date. Back on market-previous transaction cancelled through no fault of seller.

16. 2026-02-09
    listed $125,000 Active 1266-char remark

    Show marketing remark (1266 chars)

    Welcome to 357 Parkdale Avenue, a charming home located on a quiet, tree-lined street in the heart of Buffalo. This well-maintained property offers a bright and inviting layout with spacious living areas, natural light throughout, and classic details that create a warm, welcoming feel. The home features comfortable bedrooms, an eat-in kitchen perfect for everyday living, and a cozy living space in the finished attic, ideal for relaxing or entertaining. Outside, enjoy a private backyard with plenty of room for gardening, gatherings, or simply unwinding. This home has seen many updates over the years, including a new roof 2016, newer remodeled bath, energy star windows and radiant heat converted to a forced air furnace. Major mechanical upgrades include new water and sewer lines (2019) and a hot water tank (2024). Conveniently located near Buffalo State College, shopping, dining, and major routes, this home combines neighborhood charm with everyday convenience. Whether you’re a first-time buyer or an investor looking to settle into a peaceful Buffalo neighborhood, 357 Parkdale Avenue is a wonderful place to call home. Seller reserves the right to set an offer due date. Back on market-previous transaction cancelled through no fault of seller.

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $1,232 · $103/mo
• Expected delta: +$711/yr (+$59/mo · 136.4%)

ⓘ 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 · 14 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: $20,361
• − Mortgage interest: −$6,442
• − Property taxes: −$521
• − Insurance: −$575
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$3,345
• Taxable income: $6,220
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $6,259/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

4 events — show timeline

• 2026-05-18 Relisted — WNYREIS
• 2026-05-14 Pending — WNYREIS
• 2026-05-05 Relisted — WNYREIS
• 2026-02-09 Listed $125,000 WNYREIS

Property tax history

+11.9%/yr

Latest (2025): $521 · +0.0% YoY. Source: county tax records.