95 Montrose Ave · Buffalo, NY 14214

$279,900

6 bd · 2.0 ba · 2,405 sqft · MultiFamily public records · 12 Days on market

Built 1912 3,500 sqft lot $116/sqft · 12% below area Est $317k · 12% under

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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 +25.9/30.0
• ARV discount +12.8/15.0
• DSCR +8.7/10.0
• 1% rule +5.6/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Welcome to 95 Montrose Avenue! This spacious and well-maintained duplex, on a double lot, offers nearly 2,500 square feet of living space, making it an exceptional opportunity for both investors and owner-occupants. Each unit features generous floor planes with 3 bedrooms, 1 bath, full kitchens, and comfortable living areas - ideal for families, students, or professionals seeking modern convenience and value. Located in the university district - with strong and steady monthly income. Whether you choose to live in one unit and rent the other, or lease both for maximum return, this property provides flexibility, stability and long-term upside. All kitchen appliances for both apartments includ

Key facts

• Double lot
• Vacant lot included
• 2 garage spots

Tags

• DOUBLE LOT
• KITCHEN APPLIANCES INCLUDED
• WASHER AND DRYER INCLUDED
• VACANT LOT INCLUDED

Property features AI

Finance

• Financial info: Two-unit property with separate gas and electric meters (one per unit); Each unit currently rents for $1,325; Operating expenses may include maintenance structure, maintenance, professional management, and water/sewer
• HOA & community: Owner pays grounds care, snow removal and water; Rent includes gardener, snow removal and water

Exterior

• Parking: 2-car garage; Concrete parking surface
• Utilities: Public water connected; Sewer connected
• Home design: 2-story multifamily building; Resale property; Vinyl siding exterior
• Construction: Vinyl siding construction; Existing (previously built) structure
• Exterior features: Balcony; Rectangular residential lot with city street frontage

Interior

• Kitchen: Each unit includes oven/range and refrigerator
• Bedrooms: Two units each with 3 bedrooms
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Gas heating with baseboard and forced air options
• Interior features: Hardwood, laminate and varied flooring throughout; Partial basement
• Laundry & utility: Washer and dryer in each unit; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).

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 (+5.8%/yr); 90 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,955/mo this rent would consume 61% of the median local household income ($58k/yr) (locally 1820% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $78k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $279,900

Questions for the listing agent

1. Built in 1912 — 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 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: 1.06% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.49%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (median comp): $317,322
• List price: $279,900
• Delta: -11.79%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Englewood Ave	0.12mi	6/2.0	2,239 (-7%)	5mo	$338,000	$151	78
20 Hawthorne Ave	0.18mi	6/2.0	2,208 (-8%)	11mo	$312,000	$141	69
116 Nicholson St	0.37mi	6/2.0	2,464 (+2%)	13mo	$151,000	$61	68
300 Windermere Blvd	0.72mi	6/2.0	2,325 (-3%)	2mo	$355,000	$153	59
113 Groveland St	0.49mi	6/2.0	2,378 (-1%)	19mo	$309,000	$130	59
39 Custer St	0.44mi	6/2.0	2,323 (-3%)	18mo	$275,000	$118	59
1 Emsworth Ave	0.29mi	5/3.0 (-1)	2,482 (+3%)	17mo	$250,000	$101	58
192 Lisbon Ave	0.68mi	6/2.0	2,526 (+5%)	4mo	$247,000	$98	56
235 Heath St	0.25mi	6/2.0	2,058 (-14%)	10mo	$303,000	$147	56

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 · 5.81% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $6,752
• Equity at exit: $41,734

10-year hold

• IRR: 14.1%
• Equity multiple: 2.26×
• Total profit: $98,893
• Equity at exit: $24,201

Cash invested: $78,372 (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 14214

• Rents YoY: 5.8%
• Active inventory: 90
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,955 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $685

Break-even live

Break-even rent $2,087

Max offer price $279,900

Occupancy floor 72%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
196 Englewood Ave Buffalo, NY	5.0	1.5	2560	$2,000	$0.78	2d	1	0.14mi
133 Merrimac St Buffalo, NY	7.0	2.0	2327	$4,450	$1.91	14d	1	0.22mi
80 Capen Blvd Buffalo, NY	5.0	2.5	2591	$2,800	$1.08	2d	1	0.36mi
24 Custer St Buffalo, NY	5.0	2.0	2500	$3,000	$1.20	14d	1	0.48mi
85 Highgate Ave Buffalo, NY	5.0	2.0	2193	$3,750	$1.71	14d	1	0.60mi
175 Lisbon Ave Buffalo, NY	5.0	2.0	2000	$2,500	$1.25	14d	1	0.72mi
145 Minnesota Ave Buffalo, NY	7.0	2.0	2551	$4,900	$1.92	14d	1	0.75mi
4098 Bailey Ave Buffalo, NY	5.0	2.5	2108	$2,200	$1.04	44d	1	0.97mi

Listing history 7 events

1. 2026-05-06
   status Pending 900-char remark
2. 2026-04-24
   listed $279,900 Active 900-char remark
3. 2026-02-09
   historical
4. 2026-01-17
   price $289,900
5. 2025-11-10
   listed $299,900 Active
6. 2022-01-31
   soldstatus $488,703
7. 2005-12-02
   soldstatus $95,000

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $2,753 · $229/mo
• Expected delta: +$1,977/yr (+$165/mo · 254.8%)

ⓘ 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 ≥92°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: $35,460
• − Mortgage interest: −$15,679
• − Property taxes: −$776
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,837
• − Management: −$2,837
• − Depreciation: −$8,143
• Taxable income: $3,790
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $7,314/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): 21,314
• Household income: $58,228
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1820.0

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 0.67)
• Race & ethnicity: White 47% Black 31% Asian 11% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 4% 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: ▼ -282.52%
• Current HPI: 373.377
• Rent YoY: ▲ 5.81%
• 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

+194.6% since first listed

7 events — show timeline

• 2026-05-06 Pending — WNYREIS
• 2026-04-24 Listed $279,900 WNYREIS
• 2026-02-09 Listing Removed — WNYREIS
• 2026-01-17 Price Changed $289,900 WNYREIS
• 2025-11-10 Listed $299,900 WNYREIS
• 2022-01-31 Sold (Public Records) $488,703 Public Records
• 2005-12-02 Sold (Public Records) $95,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $776 · +3.3% YoY. Source: county tax records.