565 West Ave · Buffalo, NY 14213

$144,900

4 bd · 2.5 ba · 2,456 sqft · MultiFamily public records · 332 Days on market

Built 1900 4,070 sqft lot $59/sqft · 60% below area ↓ 3% since listing

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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
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Multi-family units

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

Listing remarks MLS

Investment opportunity on Buffalo's West Side - Two-unit property with off street parking. Calling all investors and rehab specialist to bring this West Side diamond in the rough back to life!! This property offers a front house with three bedrooms, one and half bathrooms, a dinning/ living room combo area, partial basement, boiler system, dual staircases and a full attic. The rear unit features one bedroom, one bathroom, along with a kitchen, dining and living room area, heated with an attached gas wall heater. This property sits on a lot with a fenced backyard, front yard and offers off street parking. The property will need extensive work including a new roof, mechanical systems, cosmetic restoration throughout. Ideal for a purchaser interested in creating value and restore charm to a centrally located property. Purchaser responsible for closing costs. Showings start July 28, 2025

Key facts

• Dual staircases
• Off street parking
• Partial basement

Tags

• OFF STREET PARKING
• FENCED BACKYARD
• PARTIAL BASEMENT
• DUAL STAIRCASES
• FULL ATTIC
• GAS WALL HEATER

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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); 137 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); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $3,038/mo this rent would consume 68% of the median local household income ($54k/yr) (locally 1501% 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 $12k of equity ($1k loan paydown + $11k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 332 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 332 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 2.10% ✓
• Cap rate: 18.96%
• Cash-on-cash: 45.23%
• DSCR: 3.01
• GRM: 4.0

CMA / ARV

• ARV (median comp): $358,513
• List price: $144,900
• Delta: -59.58%
• 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
207 Rhode Island St	0.07mi	5/2.0 (+1)	2,436 (-1%)	2mo	$295,500	$121	87
156 14th St	0.32mi	4/3.0	2,538 (+3%)	9mo	$135,000	$53	70
288 14th St	0.18mi	5/2.0 (+1)	2,616 (+6%)	6mo	$260,000	$99	69
375 Plymouth Ave	0.07mi	4/2.0	2,121 (-14%)	4mo	$265,000	$125	68
492 Normal Ave	0.40mi	4/2.0	2,530 (+3%)	8mo	$120,000	$47	68
215 Normal Ave	0.20mi	5/2.0 (+1)	2,626 (+7%)	7mo	$294,000	$112	66
440 W Utica St Unit S	0.55mi	4/3.0	2,371 (-4%)	0mo	$380,000	$160	66
383 Summer St	0.48mi	5/2.0 (+1)	2,468 (+0%)	6mo	$492,000	$199	65
395 Hampshire St	0.59mi	5/2.0 (+1)	2,438 (-1%)	3mo	$165,500	$68	62
298 Massachusetts Ave	0.32mi	5/2.0 (+1)	2,221 (-10%)	1mo	$220,000	$99	62
404 Jersey St	0.49mi	4/2.5	2,640 (+8%)	6mo	$392,500	$149	60
214 W Ferry St Unit N	0.59mi	5/2.0 (+1)	2,296 (-6%)	7mo	$185,000	$81	48

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: 54.2%
• Equity multiple: 4.54×
• Total profit: $143,668
• Equity at exit: $105,309

10-year hold

• IRR: 48.5%
• Equity multiple: 9.09×
• Total profit: $328,051
• Equity at exit: $204,641

Cash invested: $40,572 (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: 137
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,038 high
• Mortgage (P&I): −$760
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $1,529

Break-even live

Break-even rent $1,102

Max offer price $144,900

Occupancy floor 45%

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

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$1,677
1× unit	1	1	$1,361
Total (2 units)			$3,038

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 West Ave Buffalo, NY	3.0	1.0	2552	$1,700	$0.67	15d	1	0.13mi
501 West Ave Buffalo, NY	3.0	1.0	2552	$1,850	$0.72	20d	1	0.13mi
184 14th St Buffalo, NY	4.0	2.0	1950	$4,400	$2.26	24d	1	0.29mi
124 Normal Ave Unit 2 Buffalo, NY	3.0	1.0	1727	$2,000	$1.16	24d	1	0.36mi
550 Busti Ave Unit 2 Buffalo, NY	3.0	1.0	1638	$1,500	$0.92	44d	1	0.55mi
405 W Ferry St Unit Lower Buffalo, NY	3.0	1.0	2480	$1,500	$0.60	44d	1	0.63mi
330 Bryant St Buffalo, NY	3.0	2.0	2224	$2,200	$0.99	20d	1	0.66mi
11 Hoyt St Buffalo, NY	4.0	1.0	2848	$1,775	$0.62	15d	1	0.67mi
83 Baynes St Unit Lower Buffalo, NY	3.0	1.0	2550	$1,850	$0.73	15d	1	0.81mi
40 Putnam St Buffalo, NY	4.0	1.0	1600	$2,100	$1.31	24d	1	0.85mi
740 Elmwood Ave Buffalo, NY	3.0	1.0	2000	$1,995	$1.00	15d	1	1.03mi
836 Richmond Ave Buffalo, NY	4.0	3.5	1982	$4,500	$2.27	44d	1	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $144,900 Active 332 DOM
2. 2026-06-17
   days on market $144,900 Active 331 DOM
3. 2026-06-16
   days on market $144,900 Active 330 DOM
4. 2026-06-15
   days on market $144,900 Active 329 DOM
5. 2026-06-13
   days on market $144,900 Active 327 DOM
6. 2026-06-13
   days on market $144,900 Active 326 DOM
7. 2026-06-10
   days on market $144,900 Active 324 DOM
8. 2026-06-09
   days on market $144,900 Active 323 DOM
9. 2026-06-08
   days on market $144,900 Active 322 DOM
10. 2026-06-07
    days on market $144,900 Active 321 DOM
11. 2026-06-03
    days on market $144,900 Active 317 DOM
12. 2026-06-02
    days on market $144,900 Active 316 DOM
13. 2026-06-01
    days on market $144,900 Active 315 DOM
14. 2026-05-31
    days on market $144,900 Active 314 DOM
15. 2025-12-05
    price $144,900 897-char remark

    Show marketing remark (897 chars)

    Investment opportunity on Buffalo's West Side - Two-unit property with off street parking. Calling all investors and rehab specialist to bring this West Side diamond in the rough back to life!! This property offers a front house with three bedrooms, one and half bathrooms, a dinning/ living room combo area, partial basement, boiler system, dual staircases and a full attic. The rear unit features one bedroom, one bathroom, along with a kitchen, dining and living room area, heated with an attached gas wall heater. This property sits on a lot with a fenced backyard, front yard and offers off street parking. The property will need extensive work including a new roof, mechanical systems, cosmetic restoration throughout. Ideal for a purchaser interested in creating value and restore charm to a centrally located property. Purchaser responsible for closing costs. Showings start July 28, 2025

16. 2025-11-19
    status Active 897-char remark

    Show marketing remark (897 chars)

    Investment opportunity on Buffalo's West Side - Two-unit property with off street parking. Calling all investors and rehab specialist to bring this West Side diamond in the rough back to life!! This property offers a front house with three bedrooms, one and half bathrooms, a dinning/ living room combo area, partial basement, boiler system, dual staircases and a full attic. The rear unit features one bedroom, one bathroom, along with a kitchen, dining and living room area, heated with an attached gas wall heater. This property sits on a lot with a fenced backyard, front yard and offers off street parking. The property will need extensive work including a new roof, mechanical systems, cosmetic restoration throughout. Ideal for a purchaser interested in creating value and restore charm to a centrally located property. Purchaser responsible for closing costs. Showings start July 28, 2025

17. 2025-11-07
    historical Active Under Contract 897-char remark

    Show marketing remark (897 chars)

    Investment opportunity on Buffalo's West Side - Two-unit property with off street parking. Calling all investors and rehab specialist to bring this West Side diamond in the rough back to life!! This property offers a front house with three bedrooms, one and half bathrooms, a dinning/ living room combo area, partial basement, boiler system, dual staircases and a full attic. The rear unit features one bedroom, one bathroom, along with a kitchen, dining and living room area, heated with an attached gas wall heater. This property sits on a lot with a fenced backyard, front yard and offers off street parking. The property will need extensive work including a new roof, mechanical systems, cosmetic restoration throughout. Ideal for a purchaser interested in creating value and restore charm to a centrally located property. Purchaser responsible for closing costs. Showings start July 28, 2025

18. 2025-07-21
    listed $150,000 Active 897-char remark

    Show marketing remark (897 chars)

    Investment opportunity on Buffalo's West Side - Two-unit property with off street parking. Calling all investors and rehab specialist to bring this West Side diamond in the rough back to life!! This property offers a front house with three bedrooms, one and half bathrooms, a dinning/ living room combo area, partial basement, boiler system, dual staircases and a full attic. The rear unit features one bedroom, one bathroom, along with a kitchen, dining and living room area, heated with an attached gas wall heater. This property sits on a lot with a fenced backyard, front yard and offers off street parking. The property will need extensive work including a new roof, mechanical systems, cosmetic restoration throughout. Ideal for a purchaser interested in creating value and restore charm to a centrally located property. Purchaser responsible for closing costs. Showings start July 28, 2025

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $1,527 · $127/mo
• Expected delta: +$922/yr (+$77/mo · 152.3%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,456
• − Mortgage interest: −$8,117
• − Property taxes: −$605
• − Insurance: −$724
• − Repairs & maintenance: −$2,916
• − Management: −$2,916
• − Depreciation: −$4,215
• Taxable income: $16,961
• Est. tax owed @ 24.0%: −$4,071
• After-tax cash flow: $14,281/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

-3.4% since first listed

4 events — show timeline

• 2025-12-05 Price Changed $144,900 WNYREIS
• 2025-11-19 Relisted — WNYREIS
• 2025-11-07 Contingent — WNYREIS
• 2025-07-21 Listed $150,000 WNYREIS

Property tax history

+10.3%/yr

Latest (2025): $605 · +0.0% YoY. Source: county tax records.