285 Ashland Ave · Buffalo, NY 14222

$449,777

25 bd · None ba · 4,107 sqft · MultiFamily public records · 109 Days on market

Built 1900 Fair condition 4,792 sqft lot $110/sqft · 50% 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
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

A turnkey, cash-flowing investment opportunity. Well-maintained 5-unit property located on prime Ashland Avenue just off Lexington. The building consists of four 1-bedroom units and one spacious 2-bedroom unit, offering a strong and flexible unit mix. Four of the five units are currently on month-to-month leases, presenting immediate upside potential for rent adjustments or repositioning. The property sits on a generous lot with a sizable backyard, adding additional appeal for tenants. Interior features include beautiful original woodwork and stained glass windows, preserving the character and charm throughout. The roof is less than 10 years old.

Key facts

• Sizable backyard
• Original woodwork
• 4,792 sq ft lot

Tags

• SIZABLE BACKYARD
• ORIGINAL WOODWORK
• STAINED GLASS WINDOWS
• LESS THAN 10 YEARS OLD ROOF
• HIGH-DEMAND RENTAL AREA

🏷️ Possibly a rental listed for sale. The $449,777 price doesn't fit this home's estimated sale value (~$908,067) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4×1bd/1ba + 1×2bd/1ba units multifamily listed at $450k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $546/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $450k).
• Recommended offer: $409k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 6.9% 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: 106 active listings in the ZIP; solid renter incomes; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $126k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $450k implies a 512% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $409,297 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.53% ✓
• Cap rate: 13.58%
• Cash-on-cash: 26.01%
• DSCR: 2.16
• GRM: 5.5

CMA / ARV

• ARV (median comp): $908,067
• List price: $449,777
• Delta: -50.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.80×
• Total profit: $100,808
• Equity at exit: $67,063

10-year hold

• IRR: 27.9%
• Equity multiple: 3.47×
• Total profit: $311,011
• Equity at exit: $38,888

Cash invested: $125,938 (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 →

Active competition Active MLS

• For sale now: 3 active · 1 under contract
• Median asking: $249,000 ($70/sqft)
• Median days on market: 30 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +214.3% above current asking $/sqft

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

ZIP-level market 14222

• Home prices YoY: -31.4%
• Active inventory: 106
• Price-to-rent: 28.3×

Monthly cashflow live

• Estimated rent: $6,860 high
• Mortgage (P&I): −$2,359
• Tax from tax record: −$144 /mo · $1,725/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,441
• Net cashflow: $2,730

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$5,300
1× unit	2	1	$1,560
Total (5 units)			$6,860

Break-even live

Break-even rent $3,405

Max offer price $449,777

Occupancy floor 55%

Sensitivity live

Price	-10% $2,984	-5% $2,857	+0% $2,730	+5% $2,602	+10% $2,475
Rent	-10% $2,188	-5% $2,459	+0% $2,730	+5% $3,000	+10% $3,271
Rate	-1.0pp $2,956	-0.5pp $2,844	base $2,730	+0.5pp $2,613	+1.0pp $2,494

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: $112,444
• Closing costs: $13,493
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Highland Ave Unit Upper Buffalo, NY	2.0	1.0	2595	$1,400	$0.54	67d	1	0.21mi
212 Richmond Ave Buffalo, NY	2.0	1.0	3167	$1,650	$0.52	74d	1	0.40mi
83 Norwood Ave Unit 3rd Floor Buffalo, NY	2.0	1.0	3486	$1,350	$0.39	139d	1	0.42mi
530 Linwood Ave Buffalo, NY	1.0	1.0	3443	$1,200	$0.35	139d	1	0.64mi
157 14th St Unit Upper front Buffalo, NY	2.0	1.0	2924	$1,200	$0.41	99d	1	0.65mi
157 14th St Unit Upper Rear Buffalo, NY	1.0	1.0	2924	$1,150	$0.39	99d	1	0.65mi
124 Normal Ave Unit 1 Buffalo, NY	2.0	1.0	1750	$1,750	$1.00	10d	1	0.76mi
552 Potomac Ave Buffalo, NY	2.0	1.0	2500	$2,200	$0.88	139d	1	0.79mi
430 Virginia St Buffalo, NY	2.0	2.5	2050	$3,550	$1.73	71d	3	1.11mi
473 Virginia St Unit 3 Buffalo, NY	2.0	1.5	1800	$1,825	$1.01	74d	1	1.15mi
385 Seventh St Unit Lower Buffalo, NY	2.0	1.0	2136	$1,250	$0.59	139d	1	1.29mi

Property features AI

Finance

• Other: 5-unit multifamily building
• Financial info: Operating expenses include insurance and water/sewer (see remarks)Owner pays water (see remarks)Rent includes water (see remarks)

Exterior

• Parking: No drivewayNo garage
• Utilities: Public water connectedSewer connected
• Home design: 3-story buildingResale propertyVinyl siding exterior
• Construction: Asphalt roofVinyl siding
• Exterior features: Near public transitRectangular residential lotCity street frontage

Interior

• Kitchen: Gas ovenGas rangeRefrigerator
• Bedrooms: Multi-unit property with 5 total units
• Flooring: CarpetHardwoodVinylVaries
• Heating & cooling: Gas forced-air heating
• Interior features: Carpet, Hardwood, Vinyl, and varied flooring throughoutFull basement
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-09-24
   days on market $449,777 Active 109 DOM
2. 2026-09-23
   days on market $449,777 Active 108 DOM
3. 2026-09-22
   days on market $449,777 Active 107 DOM
4. 2026-09-21
   days on market $449,777 Active 106 DOM
5. 2026-09-20
   days on market $449,777 Active 105 DOM
6. 2026-09-19
   days on market $449,777 Active 104 DOM
7. 2026-09-18
   days on market $449,777 Active 103 DOM
8. 2026-09-17
   days on market $449,777 Active 102 DOM
9. 2026-09-16
   days on market $449,777 Active 101 DOM
10. 2026-09-15
    days on market $449,777 Active 100 DOM
11. 2026-09-14
    days on market $449,777 Active 99 DOM
12. 2026-09-13
    days on market $449,777 Active 98 DOM
13. 2026-09-12
    days on market $449,777 Active 97 DOM
14. 2026-09-11
    days on market $449,777 Active 96 DOM
15. 2026-09-05
    days on market $449,777 Active 90 DOM
16. 2026-09-04
    days on market $449,777 Active 89 DOM
17. 2026-09-03
    days on market $449,777 Active 88 DOM
18. 2026-08-31
    days on market $449,777 Active 85 DOM
19. 2026-08-29
    days on market $449,777 Active 83 DOM
20. 2026-08-28
    days on market $449,777 Active 82 DOM
21. 2026-08-27
    days on market $449,777 Active 81 DOM
22. 2026-08-25
    days on market $449,777 Active 79 DOM
23. 2026-08-24
    days on market $449,777 Active 78 DOM
24. 2026-08-23
    days on market $449,777 Active 77 DOM
25. 2026-08-22
    days on market $449,777 Active 76 DOM
26. 2026-08-21
    days on market $449,777 Active 75 DOM
27. 2026-08-20
    days on market $449,777 Active 74 DOM
28. 2026-08-19
    days on market $449,777 Active 73 DOM
29. 2026-08-18
    days on market $449,777 Active 72 DOM
30. 2026-08-17
    days on market $449,777 Active 71 DOM
31. 2026-08-16
    days on market $449,777 Active 70 DOM
32. 2026-08-15
    days on market $449,777 Active 69 DOM
33. 2026-08-14
    days on market $449,777 Active 68 DOM
34. 2026-08-13
    days on market $449,777 Active 67 DOM
35. 2026-08-12
    days on market $449,777 Active 66 DOM
36. 2026-08-11
    days on market $449,777 Active 65 DOM
37. 2026-08-10
    days on market $449,777 Active 64 DOM
38. 2026-08-09
    days on market $449,777 Active 63 DOM
39. 2026-08-08
    days on market $449,777 Active 62 DOM
40. 2026-08-07
    days on market $449,777 Active 61 DOM
41. 2026-08-06
    days on market $449,777 Active 60 DOM
42. 2026-08-05
    days on market $449,777 Active 59 DOM
43. 2026-08-04
    days on market $449,777 Active 58 DOM
44. 2026-08-03
    days on market $449,777 Active 57 DOM
45. 2026-07-31
    days on market $449,777 Active 54 DOM
46. 2026-07-30
    days on market $449,777 Active 53 DOM
47. 2026-07-30
    days on market $449,777 Active 52 DOM
48. 2026-07-28
    remarks 699-char remark
49. 2026-07-28
    days on market $449,777 Active 51 DOM
50. 2026-07-26
    statusdays on market $449,777 Active 49 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: $1,725 · $144/mo
• Projected year-2 tax: $4,663 · $389/mo
• Expected delta: +$2,938/yr (+$245/mo · 170.3%)

ⓘ 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 ≥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: $82,320
• − Mortgage interest: −$25,195
• − Property taxes: −$1,725
• − Insurance: −$2,249
• − Repairs & maintenance: −$6,586
• − Management: −$6,586
• − Depreciation: −$13,084
• Taxable income: $26,896
• Est. tax owed @ 24.0%: −$6,455
• After-tax cash flow: $26,299/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $102,675–$184,815 screening

This 5-unit property requires significant repairs and maintenance, including a new roof, siding, and painting, as well as landscaping and HVAC service. Immediate value can be added by addressing these issues, which would improve its resale and rental potential.

Deferred maintenance Est. $30,000–$90,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows show signs of wear and potential rot, indicating a need for replacement.
• Major Exterior (exterior) — The siding appears to be peeling and in need of repair or replacement.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major siding — The siding is old and shows significant wear.
• Major flooring — Given the overall condition, it is likely in need of replacement.
• Major interior walls/paint — The paint is faded and uneven, indicating a need for freshening up.
• Major windows — The windows show signs of wear and may need replacement or caulking.
• Major HVAC/mechanicals — No systems are visible, but given the overall condition, they may need servicing or replacement.
• Major landscaping — The landscaping is overgrown and in need of trimming and maintenance.
• Major fence — The fence is in poor condition and may need repair or replacement.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and increase its value. ↑
• Both siding replacement — New siding would improve the home's curb appeal and increase its value. ↑
• Both painting — Fresh paint would improve the home's appearance and increase its value. ↑
• Both landscaping — A well-maintained landscape would improve the home's curb appeal and increase its value. ↑
• Both HVAC service — Servicing the HVAC system would improve comfort and energy efficiency, increasing its value. ↑
• Both window replacement — New windows would improve energy efficiency and increase the home's value. ↑
• Both fence repair/replacement — A repaired or replaced fence would improve the home's curb appeal and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 37/100

Zoned Schools

Elementary Frank A Sedita School #30 F NY #2,062/2,108 Nat'l #38,691/41,679 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): 15,311
• Household income: $81,652
• Rent vs Own: 60.1% rent · 39.9% own
• Severe rent burden: 7% 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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 11% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 3% German/W. Germanic 2% French/Haitian/Cajun 1%

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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: ▼ -205.10%
• Current HPI: 448.3711
• Rent YoY: —
• Metro: —
• 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

• Other: 5-unit multifamily building
• Financial info: Operating expenses include insurance and water/sewer (see remarks)Owner pays water (see remarks)Rent includes water (see remarks)

Exterior

• Parking: No drivewayNo garage
• Utilities: Public water connectedSewer connected
• Home design: 3-story buildingResale propertyVinyl siding exterior
• Construction: Asphalt roofVinyl siding
• Exterior features: Near public transitRectangular residential lotCity street frontage

Interior

• Kitchen: Gas ovenGas rangeRefrigerator
• Bedrooms: Multi-unit property with 5 total units
• Flooring: CarpetHardwoodVinylVaries
• Heating & cooling: Gas forced-air heating
• Interior features: Carpet, Hardwood, Vinyl, and varied flooring throughoutFull basement
• Laundry & utility: Gas water heater

Price history

+511.9% since first listed

3 events — show timeline

• 2026-06-17 Pending — WNYREIS
• 2026-05-01 Listed $449,777 WNYREIS
• 1995-10-27 Sold (Public Records) $73,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $1,725 · +14.0% YoY. Source: county tax records.