43 Boyd St · Buffalo, NY 14213

$78,900

4 bd · 2.0 ba · 2,064 sqft · MultiFamily public records · 74 Days on market

Built 1890 Good condition 3,000 sqft lot Garage $38/sqft · 70% below area

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Why this score? — see what drove the A- 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
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• 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

* * * ATTENTION INVESTORS!!! * * * * JUST REDUCED THE PRICE AGAIN * * * RECENT DEAL DID NOT GO THROUGH * * * * PRICED FOR QUICK SALE * * * * Great property in a prime location on Buffalo’s desirable West Side. Major updates have already been completed, including a newer roof (approx. 2.5 years), siding (approx. 1.5 years), and recently replaced sewer and water lines from the street to the house (approx. 9 months). The property also features two furnaces and two hot water tanks, all only 2 months old, updated circuit breakers, and several newer windows already installed, with additional windows included in the property for completion.

Key facts

• Newer roof
• Newer siding
• Replaced water lines

Tags

• PRIME LOCATION
• NEWER ROOF
• NEWER SIDING
• REPLACED SEWER LINES
• REPLACED WATER LINES
• TWO FURNACES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 32.2% vs local median 7.0% 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.
• 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); 185 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 94% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,783/mo this rent would consume 62% of the median local household income ($54k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($545 loan paydown + $6k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $79k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,166 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 3.53% ✓
• Cap rate: 32.16%
• Cash-on-cash: 92.38%
• DSCR: 5.11
• GRM: 2.4

CMA / ARV

• ARV (median comp): $264,896
• List price: $78,900
• Delta: -70.21%
• 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
248 Auburn Ave	0.16mi	5/2.0 (+1)	1,872 (-9%)	1mo	$252,000	$135	71
38 Ardmore Pl	0.39mi	5/2.0 (+1)	2,121 (+3%)	7mo	$230,000	$108	66
305 Parkdale Ave	0.45mi	4/2.0	1,898 (-8%)	2mo	$260,000	$137	64
298 Massachusetts Ave	0.41mi	5/2.0 (+1)	2,221 (+8%)	2mo	$220,000	$99	61
234 Dewitt St	0.52mi	5/3.0 (+1)	2,120 (+3%)	3mo	$59,000	$28	60
375 Plymouth Ave	0.68mi	4/2.0	2,121 (+3%)	6mo	$265,000	$125	59
268 Hoyt St	0.41mi	5/2.0 (+1)	1,863 (-10%)	1mo	$152,500	$82	59
23 Sherwood St	0.31mi	3/2.0 (-1)	1,830 (-11%)	5mo	$150,000	$82	57
214 W Ferry St Unit N	0.27mi	5/2.0 (+1)	2,296 (+11%)	9mo	$185,000	$81	56
118 Auburn Ave	0.38mi	4/2.0	1,760 (-15%)	10mo	$260,000	$148	49
440 W Utica St Unit S	0.54mi	4/3.0	2,371 (+15%)	2mo	$380,000	$160	44
228 Potomac Ave	0.49mi	3/2.0 (-1)	1,782 (-14%)	11mo	$325,000	$182	40

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: 96.7%
• Equity multiple: 6.90×
• Total profit: $130,237
• Equity at exit: $57,342

10-year hold

• IRR: 92.7%
• Equity multiple: 13.79×
• Total profit: $282,447
• Equity at exit: $111,430

Cash invested: $22,092 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 18 under contract
• Months of supply: 6.3 mo (16%/mo absorbed)
• Median asking: $195,000 ($95/sqft)
• Median days on market: 65 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +34.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 185
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,783 high
• Mortgage (P&I): −$414
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $1,701

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,782
Total (2 units)			$2,783

Break-even live

Break-even rent $630

Max offer price $78,900

Occupancy floor 34%

Sensitivity live

Price	-10% $1,745	-5% $1,723	+0% $1,701	+5% $1,678	+10% $1,656
Rent	-10% $1,481	-5% $1,591	+0% $1,701	+5% $1,811	+10% $1,921
Rate	-1.0pp $1,740	-0.5pp $1,721	base $1,701	+0.5pp $1,680	+1.0pp $1,660

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: $19,725
• Closing costs: $2,367
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Breckenridge St Buffalo, NY	3.0	1.0	—	$1,095	—	51d	1	0.06mi
267 Breckenridge St Buffalo, NY	2.0	1.0	—	$1,695	—	73d	1	0.14mi
352 Auburn Ave Buffalo, NY	3.0	1.0	—	$1,250	—	30d	1	0.14mi
130 Parkdale Ave Buffalo, NY	1.0	1.0	650	$900	$1.38	93d	1	0.14mi
136 Parkdale Ave Unit 1 Buffalo, NY	1.0	1.0	900	$900	$1.00	93d	1	0.15mi
136 Parkdale Ave Unit 4 Buffalo, NY	2.0	1.0	—	$950	—	63d	1	0.15mi
375 Hampshire St Buffalo, NY	3.0	1.0	1200	$1,100	$0.92	93d	1	0.17mi
15 Auchinvole Ave Unit upper Buffalo, NY	2.0	1.0	—	$1,450	—	93d	1	0.17mi
405 W Ferry St Unit Lower Buffalo, NY	3.0	1.0	2480	$1,500	$0.60	93d	1	0.18mi
411 W Ferry St Buffalo, NY	2.0	1.0	900	$1,100	$1.22	63d	1	0.18mi
83 Baynes St Unit Lower Buffalo, NY	3.0	1.0	2550	$1,750	$0.69	39d	1	0.19mi
93 Baynes St Unit 1 Buffalo, NY	2.0	1.0	—	$2,000	—	47d	1	0.19mi
93 Baynes St Unit 2 Buffalo, NY	2.0	1.0	—	$2,500	—	47d	1	0.19mi
109 19th St Buffalo, NY	2.0	1.0	—	$950	—	28d	1	0.20mi
257 Lafayette Ave Apt 319 Buffalo, NY	2.0	1.0	900	$1,400	$1.56	47d	1	0.20mi
257 Lafayette Ave Apt 207 Buffalo, NY	2.0	1.0	740	$1,400	$1.89	41d	1	0.20mi
257 Lafayette Ave Buffalo, NY	2.0	1.0	740	$1,400	$1.89	35d	1	0.20mi
257 Lafayette Ave Unit 317 Buffalo, NY	2.0	1.0	897	$1,400	$1.56	73d	1	0.20mi
310 Hampshire St Apt 3 Buffalo, NY	3.0	1.0	1200	$1,500	$1.25	93d	1	0.23mi
196 Auburn Ave Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	93d	1	0.25mi
478 Breckenridge St Buffalo, NY	3.0	1.0	1100	$1,575	$1.43	93d	1	0.26mi
67 Herkimer St Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	63d	1	0.27mi
155 Lafayette Ave Buffalo, NY	3.0	1.0	1216	$1,650	$1.36	41d	1	0.27mi
503 Massachusetts Ave Unit 1300524P Buffalo, NY	1.0	1.0	—	$6,052	—	73d	1	0.30mi
528 Richmond Ave Unit 2 Buffalo, NY	3.0	1.0	1500	$1,650	$1.10	34d	1	0.33mi
311 Herkimer St #1 Buffalo, NY	3.0	1.0	1272	$1,400	$1.10	63d	1	0.34mi
67 Arkansas St Buffalo, NY	3.0	1.0	2148	$1,300	$0.61	11d	1	0.36mi
160 W Ferry St Buffalo, NY	2.0	1.0	8192	$1,100	$0.13	63d	1	0.36mi
77 California St Unit 1 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	93d	1	0.37mi
169 Congress St Buffalo, NY	3.0	1.0	—	$1,295	—	51d	1	0.39mi
460 Rhode Island St Buffalo, NY	2.0	1.0	1089	$1,500	$1.38	63d	1	0.39mi
163 W Delavan Ave Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	73d	1	0.40mi
350 Herkimer St Buffalo, NY	3.0	1.0	1000	$1,450	$1.45	30d	1	0.42mi
236 Massachusetts Ave Unit 5 Buffalo, NY	1.0	1.0	1000	$1,050	$1.05	63d	1	0.48mi
236 Massachusetts Ave Unit 5 Buffalo, NY	1.0	1.0	1000	$1,100	$1.10	93d	1	0.48mi
674 Richmond Ave Unit 1 Buffalo, NY	2.0	1.0	1300	$1,595	$1.23	28d	1	0.49mi
589 Breckenridge St Unit 2 Buffalo, NY	2.0	2.0	—	$1,900	—	28d	1	0.49mi
353 Richmond Ave Buffalo, NY	1.0	1.0	—	$725	—	93d	1	0.50mi
185 Potomac Ave Buffalo, NY	2.0	1.0	1200	$1,300	$1.08	73d	1	0.50mi
466 W Delavan Ave Unit 3 Buffalo, NY	1.0	1.0	800	$1,350	$1.69	93d	1	0.51mi

Property features AI

Finance

• Financial info: Owner pays electricity and water for rentalsRent currently listed as $0 for units in data (verify current rents)Operating expenses include insurance and water/sewer (see remarks)

Exterior

• Parking: Two-car garageTwo or more off-street parking spaces
• Utilities: Public water connectedSewer connected
• Home design: Two-story buildingMultifamily property with 2 total unitsExisting/resale condition
• Construction: Vinyl sidingWood sidingSlab foundationBuilt (existing structure)
• Exterior features: Near public transitRectangular residential lotCity street frontage

Interior

• Kitchen: Eat-in kitchen (unit 1)Standard kitchen with formal dining access (unit 2)
• Bedrooms: Two bedrooms in each unit (both units are 2-bed)
• Flooring: LaminateVinylVaries
• Bathrooms: One full bathroom in each unit (two full bathrooms total)
• Heating & cooling: Gas heating (see remarks)
• Interior features: Eat-in kitchen (in one unit)Formal dining room (in one unit)Living room(s)
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-08-08
   days on market $78,900 Active 74 DOM
2. 2026-08-07
   days on market $78,900 Active 73 DOM
3. 2026-08-06
   days on market $78,900 Active 72 DOM
4. 2026-08-05
   days on market $78,900 Active 71 DOM
5. 2026-08-04
   days on market $78,900 Active 70 DOM
6. 2026-08-03
   pricedays on market $78,900 Active 69 DOM
7. 2026-07-31
   days on market $80,900 Active 66 DOM
8. 2026-07-30
   days on market $80,900 Active 65 DOM
9. 2026-07-30
   days on market $80,900 Active 64 DOM
10. 2026-07-28
    days on market $80,900 Active 63 DOM
11. 2026-07-26
    days on market $80,900 Active 61 DOM
12. 2026-07-24
    days on market $80,900 Active 59 DOM
13. 2026-07-23
    days on market $80,900 Active 58 DOM
14. 2026-07-22
    days on market $80,900 Active 57 DOM
15. 2026-07-21
    days on market $80,900 Active 56 DOM
16. 2026-07-20
    days on market $80,900 Active 55 DOM
17. 2026-07-18
    days on market $80,900 Active 53 DOM
18. 2026-07-18
    days on market $80,900 Active 52 DOM
19. 2026-07-16
    days on market $80,900 Active 51 DOM
20. 2026-07-15
    days on market $80,900 Active 50 DOM
21. 2026-07-14
    days on market $80,900 Active 49 DOM
22. 2026-07-13
    days on market $80,900 Active 48 DOM
23. 2026-07-13
    days on market $80,900 Active 47 DOM
24. 2026-07-11
    days on market $80,900 Active 46 DOM
25. 2026-07-10
    days on market $80,900 Active 45 DOM
26. 2026-07-10
    price $80,900 Active 44 DOM
27. 2026-07-09
    days on market $89,900 Active 44 DOM
28. 2026-07-07
    days on market $89,900 Active 42 DOM
29. 2026-07-06
    days on market $89,900 Active 41 DOM
30. 2026-07-05
    days on market $89,900 Active 40 DOM
31. 2026-07-03
    days on market $89,900 Active 38 DOM
32. 2026-07-02
    days on market $89,900 Active 37 DOM
33. 2026-07-01
    days on market $89,900 Active 36 DOM
34. 2026-06-30
    days on market $89,900 Active 35 DOM
35. 2026-06-29
    days on market $89,900 Active 34 DOM
36. 2026-06-28
    days on market $89,900 Active 33 DOM
37. 2026-06-27
    days on market $89,900 Active 32 DOM
38. 2026-06-27
    days on market $89,900 Active 31 DOM
39. 2026-06-25
    days on market $89,900 Active 29 DOM
40. 2026-06-22
    days on market $89,900 Active 27 DOM
41. 2026-06-21
    days on market $89,900 Active 26 DOM
42. 2026-06-18
    days on market $89,900 Active 23 DOM
43. 2026-06-17
    days on market $89,900 Active 22 DOM
44. 2026-06-16
    days on market $89,900 Active 21 DOM
45. 2026-06-15
    days on market $89,900 Active 20 DOM
46. 2026-06-13
    days on market $89,900 Active 18 DOM
47. 2026-06-13
    days on market $89,900 Active 17 DOM
48. 2026-06-10
    days on market $89,900 Active 15 DOM
49. 2026-06-09
    days on market $89,900 Active 14 DOM
50. 2026-06-08
    days on market $89,900 Active 13 DOM

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $974 · $81/mo
• Expected delta: +$360/yr (+$30/mo · 58.5%)

ⓘ 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 ≥91°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: $33,396
• − Mortgage interest: −$4,420
• − Property taxes: −$614
• − Insurance: −$394
• − Repairs & maintenance: −$2,672
• − Management: −$2,672
• − Depreciation: −$2,295
• Taxable income: $20,329
• Est. tax owed @ 24.0%: −$4,879
• After-tax cash flow: $15,530/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.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $10,320–$30,960 screening

This multi-family property is in good condition with recent updates, including a new roof, siding, and HVAC systems. It is located in a prime location with good curb appeal and minimal maintenance required.

Components & finishes AI

Roof asphalt shingle

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and property value ↑
• Both Trim hedges — Improves landscaping and enhances curb appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary International School F NY #2,048/2,108 Nat'l #37,629/41,679 High International Preparatory School (The) B- NY #813/1,100 Nat'l #3,134/17,239

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

B Composite livability gradescore 77/100

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 · 933,037 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: 9% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Owner pays electricity and water for rentalsRent currently listed as $0 for units in data (verify current rents)Operating expenses include insurance and water/sewer (see remarks)

Exterior

• Parking: Two-car garageTwo or more off-street parking spaces
• Utilities: Public water connectedSewer connected
• Home design: Two-story buildingMultifamily property with 2 total unitsExisting/resale condition
• Construction: Vinyl sidingWood sidingSlab foundationBuilt (existing structure)
• Exterior features: Near public transitRectangular residential lotCity street frontage

Interior

• Kitchen: Eat-in kitchen (unit 1)Standard kitchen with formal dining access (unit 2)
• Bedrooms: Two bedrooms in each unit (both units are 2-bed)
• Flooring: LaminateVinylVaries
• Bathrooms: One full bathroom in each unit (two full bathrooms total)
• Heating & cooling: Gas heating (see remarks)
• Interior features: Eat-in kitchen (in one unit)Formal dining room (in one unit)Living room(s)
• Laundry & utility: Gas water heater

Price history

+79.8% since first listed

9 events — show timeline

• 2026-07-09 Price Changed $80,900 WNYREIS
• 2026-05-26 Listed $89,900 WNYREIS
• 2026-05-03 Listing Removed — WNYREIS
• 2026-04-29 Price Changed $94,000 WNYREIS
• 2026-04-13 Price Changed $99,000 WNYREIS
• 2026-03-10 Price Changed $115,900 WNYREIS
• 2026-02-03 Listed $129,900 WNYREIS
• 2022-09-01 Sold (Public Records) $50,000 Public Records
• 2020-01-21 Sold (Public Records) $45,000 Public Records

Property tax history

+17.0%/yr

Latest (2025): $614 · +71.2% YoY. Source: county tax records.