57 Inter Park Ave · Buffalo, NY 14211

$99,000

4 bd · 2.0 ba · 2,318 sqft · MultiFamily public records · 42 Days on market

Built 1900 3,600 sqft lot $43/sqft · 58% below area

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

Multi-family units

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

Listing remarks

This a multifamily house which has updated electric meters ( in progress ) and excellent foundation. The house has 3 bedrooms on the first floor and 2 bedrooms ( one big and one baby room) on second unit. The house needs work. Property is sold As Is.

Key facts

• Excellent foundation
• 3,600 sq ft lot
• 2 garage spots

Tags

• UPDATED ELECTRIC METERS
• EXCELLENT FOUNDATION

Property features AI

Finance

• Financial info: Owner pays water; water included in rent; Operating expenses include trash and water

Exterior

• Parking: Attached or detached 2-car garage; Two or more parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property
• Construction: Wood siding exterior; Existing construction
• Exterior features: City street frontage; Rectangular residential lot; Near public transit

Interior

• Bedrooms: Duplex with 2 total units
• Bathrooms: 2 full bathrooms (total)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $99k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.6% 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: 172 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $3,095/mo this rent would consume 102% 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 $3k of equity ($684 loan paydown + $2k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $99k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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: 3.13% ✓
• Cap rate: 28.59%
• Cash-on-cash: 79.63%
• DSCR: 4.54
• GRM: 2.7

CMA / ARV

• ARV (median comp): $237,865
• List price: $99,000
• Delta: -58.38%
• 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
634 E Ferry St	0.03mi	5/2.0 (+1)	2,208 (-5%)	16mo	$165,000	$75	72
502 Glenwood Ave	0.35mi	5/2.0 (+1)	2,294 (-1%)	7mo	$20,500	$9	71
521 Northland Ave	0.25mi	4/2.0	2,362 (+2%)	20mo	$160,000	$68	69
469 Woodlawn Ave	0.35mi	4/2.0	2,120 (-8%)	6mo	$250,000	$118	64
494 Riley St	0.54mi	4/2.0	2,145 (-8%)	2mo	$175,000	$82	61
421 E Utica St	0.56mi	5/2.0 (+1)	2,377 (+2%)	10mo	$210,000	$88	56
950 Northampton St	0.72mi	5/2.0 (+1)	2,190 (-6%)	2mo	$55,000	$25	51
108 Urban St	0.50mi	5/2.0 (+1)	2,100 (-9%)	13mo	$150,000	$71	46
24 Winslow Ave	0.58mi	5/2.0 (+1)	2,024 (-13%)	8mo	$220,000	$109	40
210 Carl St	0.74mi	5/2.0 (+1)	2,112 (-9%)	7mo	$220,000	$104	40
868 Northland Ave	0.74mi	4/2.0	2,004 (-14%)	14mo	$155,000	$77	31
195 Carl St	0.75mi	4/2.0	2,033 (-12%)	20mo	$170,000	$84	28

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: 83.4%
• Equity multiple: 5.48×
• Total profit: $124,192
• Equity at exit: $39,312

10-year hold

• IRR: 83.5%
• Equity multiple: 11.25×
• Total profit: $284,261
• Equity at exit: $56,813

Cash invested: $27,720 (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: 172
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,095 high
• Mortgage (P&I): −$519
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $1,840

Break-even live

Break-even rent $767

Max offer price $99,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,896	-5% $1,868	+0% $1,840	+5% $1,811	+10% $1,783
Rent	-10% $1,595	-5% $1,717	+0% $1,840	+5% $1,962	+10% $2,084
Rate	-1.0pp $1,889	-0.5pp $1,865	base $1,840	+0.5pp $1,814	+1.0pp $1,788

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,698
1× unit	2	1	$1,397
Total (2 units)			$3,095

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73 Inter Park Ave Buffalo, NY	3.0	1.0	2080	$1,300	$0.62	15d	1	0.04mi
563 Humboldt Pkwy Buffalo, NY	3.0	1.0	2004	$1,200	$0.60	24d	1	0.35mi
82 Butler Ave Unit 2 Buffalo, NY	3.0	1.0	2752	$1,300	$0.47	44d	1	0.42mi
28 Lonsdale Rd Buffalo, NY	3.0	1.0	2735	$1,725	$0.63	44d	1	0.59mi
98 E Delavan Ave Buffalo, NY	4.0	2.0	3105	$2,000	$0.64	44d	1	0.82mi
79 Walden Ave Buffalo, NY	3.0	1.0	2528	$1,250	$0.49	44d	1	0.89mi
518 Wilson St Buffalo, NY	5.0	1.5	1848	$1,500	$0.81	24d	1	1.08mi
91 W Humboldt Pkwy Buffalo, NY	4.0	2.0	3017	$3,400	$1.13	44d	1	1.17mi

Listing history 16 events

1. 2026-06-17
   status $99,000 Pending 42 DOM
2. 2026-06-16
   days on market $99,000 Active 42 DOM
3. 2026-06-15
   days on market $99,000 Active 41 DOM
4. 2026-06-13
   days on market $99,000 Active 39 DOM
5. 2026-06-13
   days on market $99,000 Active 38 DOM
6. 2026-06-10
   days on market $99,000 Active 36 DOM
7. 2026-06-09
   days on market $99,000 Active 35 DOM
8. 2026-06-08
   days on market $99,000 Active 34 DOM
9. 2026-06-07
   days on market $99,000 Active 33 DOM
10. 2026-06-03
    days on market $99,000 Active 29 DOM
11. 2026-06-02
    days on market $99,000 Active 28 DOM
12. 2026-06-01
    days on market $99,000 Active 27 DOM
13. 2026-05-31
    days on market $99,000 Active 26 DOM
14. 2026-05-18
    price $99,000 250-char remark
15. 2026-05-05
    listed $119,900 Active 250-char remark
16. 2024-08-21
    soldstatus $45,000

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$566/yr (+$47/mo · 104.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $37,140
• − Mortgage interest: −$5,546
• − Property taxes: −$542
• − Insurance: −$495
• − Repairs & maintenance: −$2,971
• − Management: −$2,971
• − Depreciation: −$2,880
• Taxable income: $21,735
• Est. tax owed @ 24.0%: −$5,217
• After-tax cash flow: $16,858/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

+120.0% since first listed

4 events — show timeline

• 2026-06-17 Pending — WNYREIS
• 2026-05-18 Price Changed $99,000 WNYREIS
• 2026-05-05 Listed $119,900 WNYREIS
• 2024-08-21 Sold (Public Records) $45,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $542 · +168.4% YoY. Source: county tax records.