2328 South Park Ave · Buffalo, NY 14220

$200,000

4 bd · 2.0 ba · 1,890 sqft · MultiFamily public records · 165 Days on market

Built 1918 Good condition 3,300 sqft lot $106/sqft · 39% below area Est $328k · 39% 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 +7.3/10.0
• Rent growth +4.4/5.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great opportunity in a desirable South Buffalo location! This upper/lower 2-unit features two 2-bedroom, 1-bath apartments with separate utilities and solid mechanicals. Rents are currently below market, offering potential for future upside. Exterior features low-maintenance vinyl siding, and the property has been well maintained over the years. A versatile property with value-add potential, ideal for an owner-occupant or investor looking to build long-term equity.

Key facts

• Separate utilities
• Value-add potential
• Well maintained

Tags

• 2-UNIT
• SEPARATE UTILITIES
• LOW-MAINTENANCE VINYL SIDING
• WELL MAINTAINED
• VALUE-ADD POTENTIAL
• LONG-TERM EQUITY

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $774 ($9k/yr) — positive. Per door: $387/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 rising fast (+7.6%/yr); 187 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($176k) 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 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.58%
• DSCR: 1.74
• GRM: 6.8

CMA / ARV

• ARV (median comp): $328,489
• List price: $200,000
• Delta: -39.12%
• 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
51 Ashton Pl	0.11mi	3/2.0 (-1)	1,736 (-8%)	5mo	$240,000	$138	72
55 Harding Rd	0.36mi	4/2.0	1,844 (-2%)	11mo	$275,000	$149	70
16 Culver Rd	0.32mi	4/2.0	1,800 (-5%)	9mo	$262,000	$146	69
15 Arbour Ln	0.49mi	4/2.0	1,856 (-2%)	8mo	$275,000	$148	67
165 Lockwood Ave	0.62mi	4/3.0	1,865 (-1%)	4mo	$195,000	$105	61
15 Vincent Ave	0.35mi	3/2.0 (-1)	1,803 (-5%)	13mo	$230,000	$128	60
77 Whitehall Ave	0.59mi	5/2.0 (+1)	1,788 (-5%)	0mo	$277,567	$155	58
169 Altruria St	0.56mi	5/2.0 (+1)	1,958 (+4%)	9mo	$241,000	$123	55
6 Mckinley Pkwy	0.43mi	4/2.0	2,110 (+12%)	10mo	$380,000	$180	52
123 Kimberly Ave	0.70mi	4/2.0	1,633 (-14%)	6mo	$246,500	$151	40
103 Kimberly Ave	0.67mi	4/2.0	1,633 (-14%)	12mo	$271,000	$166	36
135 Whitehall Ave	0.70mi	5/3.0 (+1)	2,160 (+14%)	0mo	$296,000	$137	34

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: 12.3%
• Equity multiple: 1.51×
• Total profit: $28,751
• Equity at exit: $29,821

10-year hold

• IRR: 24.3%
• Equity multiple: 3.54×
• Total profit: $142,170
• Equity at exit: $17,292

Cash invested: $56,000 (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 →

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

Active competition Active MLS

• For sale now: 4 active · 7 under contract
• Months of supply: 2.2 mo (46%/mo absorbed)
• Median asking: $209,900 ($130/sqft)
• Median days on market: 51 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +33.4% above current asking $/sqft

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

ZIP-level market 14220

• Home prices YoY: -26.7%
• Rents YoY: 7.6%
• Active inventory: 187
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,461 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $774

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,460
Total (2 units)			$2,461

Break-even live

Break-even rent $1,482

Max offer price $200,000

Occupancy floor 64%

Sensitivity live

Price	-10% $887	-5% $830	+0% $774	+5% $717	+10% $661
Rent	-10% $579	-5% $677	+0% $774	+5% $871	+10% $968
Rate	-1.0pp $874	-0.5pp $825	base $774	+0.5pp $722	+1.0pp $669

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: $50,000
• Closing costs: $6,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Aldrich Pl Buffalo, NY	3.0	1.0	—	$1,200	—	41d	1	0.16mi
39 Aldrich Pl Buffalo, NY	3.0	1.0	—	$1,200	—	41d	1	0.18mi
34 Latona Ct Unit 1 Buffalo, NY	2.0	1.0	81039	$1,150	$0.01	52d	1	0.37mi
12 Latona Ct Unit 4 Buffalo, NY	2.0	1.0	81039	$1,050	$0.01	93d	1	0.42mi
178 Ridgewood Rd Unit 3 Buffalo, NY	2.0	1.0	950	$1,200	$1.26	35d	1	0.45mi
121 McKinley Pkwy Unit 3 Buffalo, NY	1.0	1.0	925	$1,200	$1.30	35d	1	0.47mi
74 Woodside Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$1,510	$1.21	46d	1	0.53mi
64 Reed Ave Buffalo, NY	2.0	1.0	—	$1,500	—	64d	1	0.59mi
43 Nason Pkwy Buffalo, NY	2.0	1.0	3194	$1,200	$0.38	34d	1	0.60mi
43 Nason Pkwy Buffalo, NY	2.0	1.0	3194	$1,200	$0.38	73d	1	0.60mi
212 Lockwood Ave Unit Lower Buffalo, NY	3.0	1.0	1272	$1,475	$1.16	11d	1	0.64mi
212 Lockwood Ave Unit Upper Buffalo, NY	3.0	1.0	1272	$1,350	$1.06	11d	1	0.64mi
151 Amber St Unit Upper Buffalo, NY	2.0	1.0	1058	$1,200	$1.13	32d	1	0.69mi
21 Amber St Unit UPPER Buffalo, NY	2.0	1.0	2112	$1,300	$0.62	27d	1	0.78mi
133 Orchard Pl Lackawanna, NY	1.0–2.0	1.0	700	$1,855	$2.65	11d	1	0.85mi
150 Center St Unit REAR Lackawanna, NY	2.0	1.0	—	$1,000	—	73d	1	1.00mi
39 Coronada St Buffalo, NY	3.0	1.0	—	$1,200	—	93d	1	1.01mi
151 Center St Buffalo, NY	2.0	1.0	—	$875	—	32d	1	1.01mi
86 Edgewood Ave Buffalo, NY	2.0	2.0	1700	$1,700	$1.00	11d	1	1.03mi
229 Center St Buffalo, NY	2.0	1.0	—	$1,000	—	34d	1	1.15mi
111 Southside Pkwy Buffalo, NY	1.0	1.0	1000	$1,000	$1.00	73d	1	1.16mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	60d	1	1.27mi
109 Spaulding St Unit Rear Buffalo, NY	2.0	1.0	3000	$1,150	$0.38	52d	1	1.29mi
109 Spaulding St Unit Rear Buffalo, NY	2.0	1.0	3000	$1,150	$0.38	93d	1	1.29mi
32 Milford St Buffalo, NY	3.0	1.0	—	$1,425	—	93d	1	1.30mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	46d	1	1.31mi
57 Kirby Ave Apt 1 Lackawanna, NY	2.0	1.0	560	$1,200	$2.14	34d	1	1.32mi
122 Spaulding St Buffalo, NY	3.0	1.0	—	$1,100	—	41d	1	1.32mi
12 Knowlton Ave Lackawanna, NY	1.0	1.0	750	$975	$1.30	66d	1	1.33mi
16 Knowlton Ave Lackawanna, NY	1.0	1.0	—	$975	—	73d	1	1.33mi
5 Warsaw St Lackawanna, NY	2.0	1.0	—	$650	—	93d	1	1.34mi
227 Abbott Rd Unit 4 Buffalo, NY	1.0	1.0	550	$965	$1.75	64d	1	1.37mi
1530 Abbott Rd Apt 4 Lackawanna, NY	2.0	1.0	—	$1,150	—	93d	1	1.37mi
396 Sudbury Rd Unit 396 Lackawanna, NY	2.0	1.0	5211	$1,250	$0.24	93d	1	1.38mi
1540 Abbott Rd Unit 2 Buffalo, NY	1.0	1.0	—	$2,300	—	30d	1	1.38mi
1540 Abbott Rd Unit 1 Buffalo, NY	2.0	1.0	—	$2,200	—	19d	1	1.38mi
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	64d	1	1.41mi
67 Newman Pl Buffalo, NY	3.0	1.0	1482	$1,475	$1.00	11d	1	1.41mi
105 Fernald Ave Buffalo, NY	1.0	1.0	674	$900	$1.34	32d	1	1.43mi
42 Princeton Pl Buffalo, NY	1.0	1.0	—	$750	—	47d	1	1.45mi

Listing history 50 events

1. 2026-08-08
   days on market $200,000 Active 165 DOM
2. 2026-08-07
   days on market $200,000 Active 164 DOM
3. 2026-08-06
   days on market $200,000 Active 163 DOM
4. 2026-08-05
   days on market $200,000 Active 162 DOM
5. 2026-08-04
   days on market $200,000 Active 161 DOM
6. 2026-08-03
   days on market $200,000 Active 160 DOM
7. 2026-07-31
   days on market $200,000 Active 157 DOM
8. 2026-07-30
   days on market $200,000 Active 156 DOM
9. 2026-07-30
   days on market $200,000 Active 155 DOM
10. 2026-07-28
    days on market $200,000 Active 154 DOM
11. 2026-07-26
    days on market $200,000 Active 152 DOM
12. 2026-07-24
    days on market $200,000 Active 150 DOM
13. 2026-07-23
    days on market $200,000 Active 149 DOM
14. 2026-07-22
    days on market $200,000 Active 148 DOM
15. 2026-07-21
    days on market $200,000 Active 147 DOM
16. 2026-07-20
    days on market $200,000 Active 146 DOM
17. 2026-07-18
    days on market $200,000 Active 144 DOM
18. 2026-07-18
    days on market $200,000 Active 143 DOM
19. 2026-07-16
    days on market $200,000 Active 142 DOM
20. 2026-07-15
    days on market $200,000 Active 141 DOM
21. 2026-07-14
    days on market $200,000 Active 140 DOM
22. 2026-07-13
    days on market $200,000 Active 139 DOM
23. 2026-07-13
    days on market $200,000 Active 138 DOM
24. 2026-07-11
    days on market $200,000 Active 137 DOM
25. 2026-07-10
    days on market $200,000 Active 136 DOM
26. 2026-07-09
    days on market $200,000 Active 135 DOM
27. 2026-07-07
    days on market $200,000 Active 133 DOM
28. 2026-07-06
    days on market $200,000 Active 132 DOM
29. 2026-07-05
    days on market $200,000 Active 131 DOM
30. 2026-07-03
    days on market $200,000 Active 129 DOM
31. 2026-07-02
    days on market $200,000 Active 128 DOM
32. 2026-07-01
    days on market $200,000 Active 127 DOM
33. 2026-06-30
    days on market $200,000 Active 126 DOM
34. 2026-06-29
    days on market $200,000 Active 125 DOM
35. 2026-06-28
    days on market $200,000 Active 124 DOM
36. 2026-06-27
    days on market $200,000 Active 123 DOM
37. 2026-06-27
    days on market $200,000 Active 122 DOM
38. 2026-06-25
    days on market $200,000 Active 120 DOM
39. 2026-06-22
    days on market $200,000 Active 118 DOM
40. 2026-06-21
    days on market $200,000 Active 117 DOM
41. 2026-06-18
    days on market $200,000 Active 114 DOM
42. 2026-06-17
    days on market $200,000 Active 113 DOM
43. 2026-06-16
    days on market $200,000 Active 112 DOM
44. 2026-06-15
    days on market $200,000 Active 111 DOM
45. 2026-06-13
    days on market $200,000 Active 109 DOM
46. 2026-06-13
    days on market $200,000 Active 108 DOM
47. 2026-06-10
    days on market $200,000 Active 106 DOM
48. 2026-06-09
    days on market $200,000 Active 105 DOM
49. 2026-06-08
    days on market $200,000 Active 104 DOM
50. 2026-06-07
    days on market $200,000 Active 103 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: $460 · $38/mo
• Projected year-2 tax: $1,920 · $160/mo
• Expected delta: +$1,460/yr (+$122/mo · 317.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% 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 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,532
• − Mortgage interest: −$11,203
• − Property taxes: −$460
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − Depreciation: −$5,818
• Taxable income: $6,326
• Est. tax owed @ 24.0%: −$1,518
• After-tax cash flow: $7,767/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $9,450–$28,350 screening

A well-maintained 2-unit property with good curb appeal and solid mechanicals, ideal for an owner-occupant or investor looking to build long-term equity.

Components & finishes AI

Roof asphalt shingle · good HVAC central · new lt5

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental 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 44/100

Zoned Schools

Elementary Discovery School F NY #1,444/2,108 Nat'l #19,648/41,679 High South Park High School D NY #999/1,100 Nat'l #6,127/17,239

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): 24,428
• Household income: $70,963
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 12% 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 (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%

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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: ▼ -146.29%
• Current HPI: 402.5053
• Rent YoY: ▲ 7.62%
• 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

Price history

-83.3% since first listed

3 events — show timeline

• 2026-02-24 Listed $200,000 WNYREIS
• 2026-01-02 Listing Removed — WNYREIS
• 2025-07-05 Listed $1,200,000 WNYREIS

Property tax history

+4.8%/yr

Latest (2025): $460 · +0.0% YoY. Source: county tax records.