733 Tifft St · Buffalo, NY 14220

$149,900

5 bd · 2.0 ba · 2,536 sqft · MultiFamily public records · 26 Days on market

Built 1920 4,795 sqft lot Est $203k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Rent growth +4.4/5.0
• 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

Excellent opportunity to add a tenant-occupied Buffalo investment property to your portfolio. Located at 733 Tifft St, this spacious property offers approximately 2,536 square feet with 5 bedrooms and 2 bathrooms, providing a strong layout for rental use. Major updates have already been completed, including two new furnaces, air conditioning for the second floor, a new main roof installed in 2018, and new exterior electrical meter service. This property is ideal for investors seeking an occupied asset with important mechanical and exterior improvements already in place. With solid square footage, existing tenancy, and key capital updates completed, 733 Tifft St offers a practical blend of r

Key facts

• Air conditioning
• New furnaces
• New main roof

Tags

• NEW FURNACES
• AIR CONDITIONING
• NEW MAIN ROOF

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story residence; Resale property; Asphalt roof
• Construction: Composite siding; Poured foundation
• Exterior features: Concrete driveway; Rectangular lot (35 x 137); Main thoroughfare frontage

Interior

• Kitchen: Galley-style kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room; Galley kitchen; Full basement with sump pump
• Laundry & utility: Laundry in basement; Gas water heater

🏷️ Possibly a rental listed for sale. The $149,900 price doesn't fit this home's estimated sale value (~$202,880) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 rising fast (+7.6%/yr); 138 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $150k implies a 328% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.29% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.37%
• DSCR: 1.82
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $202,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
563 Hopkins St	0.42mi	4/2.0 (-1)	2,448 (-4%)	6mo	$175,000	$71	64
155 Altruria St	0.40mi	6/2.0 (+1)	2,720 (+7%)	2mo	$169,900	$62	62
74 Houston St	0.44mi	5/3.0	2,712 (+7%)	3mo	$148,000	$55	61
51 Olcott Ave	0.54mi	6/2.0 (+1)	2,592 (+2%)	6mo	$306,000	$118	61
30 Macamley St	0.46mi	6/2.0 (+1)	2,392 (-6%)	5mo	$284,000	$119	60
110 Trowbridge St	0.36mi	6/2.0 (+1)	2,264 (-11%)	4mo	$180,000	$80	57
50 Macamley St	0.49mi	4/2.0 (-1)	2,328 (-8%)	4mo	$145,000	$62	55
33 Harding Rd	0.67mi	6/2.0 (+1)	2,670 (+5%)	5mo	$329,000	$123	51
54 Remoleno St	0.66mi	5/2.0	2,796 (+10%)	2mo	$300,000	$107	51
75 Harding Rd	0.73mi	6/2.0 (+1)	2,703 (+7%)	0mo	$305,000	$113	50
1726 S Park Ave	0.50mi	6/2.0 (+1)	2,232 (-12%)	6mo	$77,500	$35	47
331 Mystic St	0.52mi	6/2.0 (+1)	2,174 (-14%)	5mo	$111,500	$51	43

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 · 7.62% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.62×
• Total profit: $25,984
• Equity at exit: $22,351

10-year hold

• IRR: 26.4%
• Equity multiple: 3.80×
• Total profit: $117,537
• Equity at exit: $12,961

Cash invested: $41,972 (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 14220

• Home prices YoY: -26.7%
• Rents YoY: 7.6%
• Active inventory: 138
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,933 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $643

Break-even live

Break-even rent $1,120

Max offer price $149,900

Occupancy floor 62%

Sensitivity live

Price	-10% $728	-5% $685	+0% $643	+5% $600	+10% $558
Rent	-10% $490	-5% $566	+0% $643	+5% $719	+10% $795
Rate	-1.0pp $718	-0.5pp $681	base $643	+0.5pp $604	+1.0pp $564

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $149,900 Active 26 DOM
2. 2026-06-18
   days on market $149,900 Active 23 DOM
3. 2026-06-17
   days on market $149,900 Active 22 DOM
4. 2026-06-16
   days on market $149,900 Active 21 DOM
5. 2026-06-15
   days on market $149,900 Active 20 DOM
6. 2026-06-13
   days on market $149,900 Active 18 DOM
7. 2026-06-13
   days on market $149,900 Active 17 DOM
8. 2026-06-10
   days on market $149,900 Active 15 DOM
9. 2026-06-09
   days on market $149,900 Active 14 DOM
10. 2026-06-08
    status $149,900 Active 13 DOM
11. 2026-06-02
    status $149,900 Pending 13 DOM
12. 2026-06-01
    days on market $149,900 Active 13 DOM
13. 2026-05-31
    days on market $149,900 Active 12 DOM
14. 2026-05-19
    listed $149,900 Active
15. 2016-08-08
    soldstatus $35,000

ⓘ 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: $432 · $36/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$1,051/yr (+$88/mo · 243.5%)

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

Taxation est. · year 1

• Rental income: $23,198
• − Mortgage interest: −$8,397
• − Property taxes: −$432
• − Insurance: −$750
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$4,361
• Taxable income: $5,548
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $6,381/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): 24,428
• Household income: $70,963
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 602.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 10% Cuban 1%
• Common ancestry: Romanian 16% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 4% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 4% Chinese 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: ▼ -146.29%
• Current HPI: 402.5053
• Rent YoY: ▲ 7.62%
• 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

+328.3% since first listed

2 events — show timeline

• 2026-05-19 Listed $149,900 WNYREIS
• 2016-08-08 Sold (Public Records) $35,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $432 · +0.0% YoY. Source: county tax records.