262 Breckenridge St · Buffalo, NY 14213

$199,000

6 bd · 2.0 ba · 2,342 sqft · Townhouse public records · 129 Days on market

Built 1877 $85/sqft · 16% below area Est $238k · 16% 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 +24.4/30.0
• ARV discount +14.9/15.0
• Appreciation +8.8/10.0
• DSCR +7.9/10.0
• 1% rule +5.1/10.0
• 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

262 Breckenridge St, Buffalo, NY | $210,000 Multi-Family | 2 Units (3BR + 3BR) | 2 Baths | 2,342 Sq Ft Listen up—this is a straight-up income play. Two spacious 3-bedroom units, solid layout, and priced with upside. Hardwood, tile, vinyl, and carpet floors, a fireplace, attic storage, ceiling fans, and cable-ready units. Outside, you’ve got a fenced yard, patio, and porch, and city views that tenants want.

Key facts

• Built 1877
• Listed 129 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.

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.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: Rents soft (-0.5%/yr); 138 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 45% 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 $16k of equity ($1k loan paydown + $15k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 129 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $199k implies a 1144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1877 — 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: 1.01% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

• ARV (median comp): $237,896
• List price: $199,000
• Delta: -16.35%
• 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
374 Breckenridge St	0.21mi	6/2.0	2,450 (+5%)	15mo	$320,000	$131	70
405 W Ferry St	0.30mi	6/2.0	2,480 (+6%)	8mo	$345,000	$139	69
97 19th St	0.33mi	6/2.0	2,376 (+2%)	16mo	$190,000	$80	69
171 Herkimer St	0.05mi	6/2.0	2,640 (+13%)	10mo	$230,000	$87	68
356 Breckenridge St	0.18mi	6/2.0	2,503 (+7%)	16mo	$165,000	$66	67
84 Arnold St	0.24mi	6/2.0	2,624 (+12%)	4mo	$213,000	$81	66
296 W Delavan Ave Unit N	0.40mi	5/2.0 (-1)	2,468 (+5%)	18mo	$210,000	$85	52
413 W Delavan Ave Unit S	0.53mi	5/2.0 (-1)	2,558 (+9%)	6mo	$215,000	$84	50
144 Congress St	0.33mi	6/2.0	2,024 (-14%)	15mo	$226,000	$112	50
391 Fargo Ave	0.69mi	6/2.0	2,244 (-4%)	15mo	$155,000	$69	48
166 Vermont St	0.75mi	6/3.0	2,248 (-4%)	8mo	$200,000	$89	48
398 Baynes St St	0.74mi	5/2.0 (-1)	2,488 (+6%)	19mo	$270,000	$109	34

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: 24.5%
• Equity multiple: 2.72×
• Total profit: $95,605
• Equity at exit: $144,628

10-year hold

• IRR: 21.4%
• Equity multiple: 5.44×
• Total profit: $247,269
• Equity at exit: $281,047

Cash invested: $55,720 (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 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 138
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,003 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $404

Break-even live

Break-even rent $1,492

Max offer price $199,000

Occupancy floor 75%

Sensitivity live

Price	-10% $517	-5% $461	+0% $404	+5% $348	+10% $292
Rent	-10% $246	-5% $325	+0% $404	+5% $484	+10% $563
Rate	-1.0pp $505	-0.5pp $455	base $404	+0.5pp $353	+1.0pp $300

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $199,000 Active 129 DOM
2. 2026-06-18
   days on market $199,000 Active 126 DOM
3. 2026-06-17
   days on market $199,000 Active 125 DOM
4. 2026-06-16
   days on market $199,000 Active 124 DOM
5. 2026-06-15
   days on market $199,000 Active 123 DOM
6. 2026-06-13
   days on market $199,000 Active 121 DOM
7. 2026-06-13
   days on market $199,000 Active 120 DOM
8. 2026-06-10
   days on market $199,000 Active 118 DOM
9. 2026-06-09
   days on market $199,000 Active 117 DOM
10. 2026-06-08
    days on market $199,000 Active 116 DOM
11. 2026-06-07
    days on market $199,000 Active 115 DOM
12. 2026-06-03
    days on market $199,000 Active 111 DOM
13. 2026-06-02
    days on market $199,000 Active 110 DOM
14. 2026-06-01
    days on market $199,000 Active 109 DOM
15. 2026-05-31
    days on market $199,000 Active 108 DOM
16. 2026-03-25
    status Active 421-char remark

    Show marketing remark (421 chars)

    262 Breckenridge St, Buffalo, NY | $210,000 Multi-Family | 2 Units (3BR + 3BR) | 2 Baths | 2,342 Sq Ft Listen up—this is a straight-up income play. Two spacious 3-bedroom units, solid layout, and priced with upside. Hardwood, tile, vinyl, and carpet floors, a fireplace, attic storage, ceiling fans, and cable-ready units. Outside, you’ve got a fenced yard, patio, and porch, and city views that tenants want.

17. 2026-02-10
    listed $210,000 Active 421-char remark

    Show marketing remark (421 chars)

    262 Breckenridge St, Buffalo, NY | $210,000 Multi-Family | 2 Units (3BR + 3BR) | 2 Baths | 2,342 Sq Ft Listen up—this is a straight-up income play. Two spacious 3-bedroom units, solid layout, and priced with upside. Hardwood, tile, vinyl, and carpet floors, a fireplace, attic storage, ceiling fans, and cable-ready units. Outside, you’ve got a fenced yard, patio, and porch, and city views that tenants want.

18. 2025-12-22
    historical
19. 2025-07-24
    listed $210,000 Active
20. 2025-01-17
    price $215,000
21. 2024-12-17
    price $183,000
22. 2024-11-11
    listed $193,000 Active
23. 2023-06-24
    historical
24. 2018-02-21
    soldstatus $16,000
25. 2014-07-09
    soldstatus $16,000
26. 2014-07-09
    soldstatus $15,600
27. 2014-04-15
    historical
28. 2014-03-30
    listed $24,900
29. 2013-10-20
    listed $29,900
30. 2012-06-20
    listed $31,110
31. 2007-07-09
    soldstatus $26,000

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $1,993 · $166/mo
• Expected delta: +$1,370/yr (+$114/mo · 220.3%)

ⓘ 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: $24,041
• − Mortgage interest: −$11,147
• − Property taxes: −$622
• − Insurance: −$995
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$5,789
• Taxable income: $1,641
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $4,458/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

+707.7% since first listed

16 events — show timeline

• 2026-03-25 Relisted — WNYREIS
• 2026-02-10 Listed $210,000 WNYREIS
• 2025-12-22 Listing Removed — WNYREIS
• 2025-07-24 Listed $210,000 WNYREIS
• 2025-01-17 Price Changed $215,000 WNYREIS
• 2024-12-17 Price Changed $183,000 WNYREIS
• 2024-11-11 Listed $193,000 WNYREIS
• 2023-06-24 Rental Removed — RENTEC
• 2018-02-21 Sold (Public Records) $16,000 Public Records
• 2014-07-09 Sold (Public Records) $15,600 Public Records
• 2014-07-09 Sold (MLS) $16,000 WNYREIS
• 2014-04-15 Listing Removed — WNYREIS
• 2014-03-30 Listed $24,900 WNYREIS
• 2013-10-20 Listed $29,900 WNYREIS
• 2012-06-20 Listed $31,110 WNYREIS
• 2007-07-09 Sold (Public Records) $26,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $622 · +0.0% YoY. Source: county tax records.