716 Northampton St · Buffalo, NY 14211

$79,400

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 27 Days on market

Built 1900 4,950 sqft lot $62/sqft · 43% below area Est $138k · 43% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Priced to sell, this 3-bedroom, 1-bath home in the City of Buffalo is the perfect opportunity for first-time buyers, investors, or anyone looking for a great value. The home offers a comfortable layout, plenty of natural light, and a solid foundation, making it easy to move right in or add to your investment portfolio. Tenant occupied. Showings to be scheduled only after 3pm.

Key facts

• 4,950 sq ft lot
• Built 1900
• Listed 27 days

🏷️ Possibly a rental listed for sale. The $79,400 price doesn't fit this home's estimated sale value (~$138,159) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.4% 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: 173 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,627/mo this rent would consume 54% of the median local household income ($36k/yr) (locally 1804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($549 loan paydown + $2k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $79k implies a 278% 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 $78,209 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 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: 2.05% ✓
• Cap rate: 17.42%
• Cash-on-cash: 39.74%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

• ARV (median comp): $138,159
• List price: $79,400
• Delta: -42.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Reed St	0.57mi	4/1.0 (+1)	1,294 (+0%)	6mo	$125,000	$97	63
513 High St	0.70mi	3/1.0	1,270 (-1%)	7mo	$95,000	$75	60
855 Woodlawn Ave	0.57mi	4/2.0 (+1)	1,303 (+1%)	10mo	$116,500	$89	54
189 Reed St	0.69mi	4/1.0 (+1)	1,261 (-2%)	10mo	$145,000	$115	51
337 French St	0.74mi	3/2.0	1,264 (-2%)	11mo	$90,000	$71	49
598 High St	0.59mi	3/1.0	1,139 (-12%)	7mo	$115,000	$101	48
31 Walden Ave	0.40mi	4/2.0 (+1)	1,420 (+10%)	11mo	$31,000	$22	46
59 Landon St	0.60mi	4/1.0 (+1)	1,424 (+11%)	15mo	$76,500	$54	37
849 Woodlawn Ave	0.56mi	3/3.0	1,124 (-13%)	14mo	$168,800	$150	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.8%
• Equity multiple: 3.36×
• Total profit: $52,560
• Equity at exit: $31,529

10-year hold

• IRR: 44.6%
• Equity multiple: 6.69×
• Total profit: $126,510
• Equity at exit: $45,565

Cash invested: $22,232 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 173
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$416
• Tax est. 1.5%: −$99 /mo · $1,191/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $736

Break-even live

Break-even rent $695

Max offer price $79,400

Occupancy floor 50%

Sensitivity live

Price	-10% $791	-5% $764	+0% $736	+5% $709	+10% $681
Rent	-10% $608	-5% $672	+0% $736	+5% $801	+10% $865
Rate	-1.0pp $776	-0.5pp $756	base $736	+0.5pp $716	+1.0pp $695

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: $19,850
• Closing costs: $2,382
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	15d	1	0.39mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	15d	1	0.64mi
104 Butler Ave Buffalo, NY	3.0	1.0	1000	$1,400	$1.40	45d	1	0.71mi
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	4d	1	0.80mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	20d	1	0.92mi
76 Chester St Unit 1 Buffalo, NY	3.0	1.0	1100	$1,000	$0.91	15d	1	1.06mi
102 Florida St Buffalo, NY	3.0	1.0	1296	$1,650	$1.27	45d	1	1.16mi
983 Michigan Ave Buffalo, NY	2.0	1.0–2.0	804	$3,202	$3.98	3d	58	1.31mi
1786 Main St Unit 104 Buffalo, NY	2.0	2.0	1256	$1,875	$1.49	45d	1	1.33mi
1786 Main St Unit 103 Buffalo, NY	2.0	1.5	1110	$1,677	$1.51	45d	1	1.33mi
1152 Main St Apt 3 Buffalo, NY	3.0	1.0	1000	$2,400	$2.40	15d	1	1.46mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	25d	1	1.47mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	4d	1	1.47mi

Listing history 8 events

1. 2026-05-11
   status Pending 378-char remark

   Show marketing remark (378 chars)

   Priced to sell, this 3-bedroom, 1-bath home in the City of Buffalo is the perfect opportunity for first-time buyers, investors, or anyone looking for a great value. The home offers a comfortable layout, plenty of natural light, and a solid foundation, making it easy to move right in or add to your investment portfolio. Tenant occupied. Showings to be scheduled only after 3pm.

2. 2026-05-06
   status Active 378-char remark

   Show marketing remark (378 chars)

   Priced to sell, this 3-bedroom, 1-bath home in the City of Buffalo is the perfect opportunity for first-time buyers, investors, or anyone looking for a great value. The home offers a comfortable layout, plenty of natural light, and a solid foundation, making it easy to move right in or add to your investment portfolio. Tenant occupied. Showings to be scheduled only after 3pm.

3. 2026-05-03
   historical Active Under Contract 378-char remark

   Show marketing remark (378 chars)

   Priced to sell, this 3-bedroom, 1-bath home in the City of Buffalo is the perfect opportunity for first-time buyers, investors, or anyone looking for a great value. The home offers a comfortable layout, plenty of natural light, and a solid foundation, making it easy to move right in or add to your investment portfolio. Tenant occupied. Showings to be scheduled only after 3pm.

4. 2026-04-29
   status Pending 378-char remark

   Show marketing remark (378 chars)

   Priced to sell, this 3-bedroom, 1-bath home in the City of Buffalo is the perfect opportunity for first-time buyers, investors, or anyone looking for a great value. The home offers a comfortable layout, plenty of natural light, and a solid foundation, making it easy to move right in or add to your investment portfolio. Tenant occupied. Showings to be scheduled only after 3pm.

5. 2026-04-17
   price $79,400 378-char remark

   Show marketing remark (378 chars)

   Priced to sell, this 3-bedroom, 1-bath home in the City of Buffalo is the perfect opportunity for first-time buyers, investors, or anyone looking for a great value. The home offers a comfortable layout, plenty of natural light, and a solid foundation, making it easy to move right in or add to your investment portfolio. Tenant occupied. Showings to be scheduled only after 3pm.

6. 2026-04-10
   listed $87,400 Active 378-char remark

   Show marketing remark (378 chars)

   Priced to sell, this 3-bedroom, 1-bath home in the City of Buffalo is the perfect opportunity for first-time buyers, investors, or anyone looking for a great value. The home offers a comfortable layout, plenty of natural light, and a solid foundation, making it easy to move right in or add to your investment portfolio. Tenant occupied. Showings to be scheduled only after 3pm.

7. 2015-01-12
   soldstatus $21,000 245-char remark

   Show marketing remark (245 chars)

   Quaint turn of the century bungalow with updated boiler, electric plumbing, newer carpet and some windows, security doors with alarm system. Currently rented: Tenant desires to stay. Has off street parking. Showings will begin Thursday, 8/21/14.

8. 2014-08-15
   listed $30,000 245-char remark

   Show marketing remark (245 chars)

   Quaint turn of the century bungalow with updated boiler, electric plumbing, newer carpet and some windows, security doors with alarm system. Currently rented: Tenant desires to stay. Has off street parking. Showings will begin Thursday, 8/21/14.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,519
• − Mortgage interest: −$4,448
• − Property taxes: −$1,191
• − Insurance: −$397
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$2,310
• Taxable income: $8,050
• Est. tax owed @ 24.0%: −$1,932
• After-tax cash flow: $6,903/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): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% Other Asian/Pacific 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: ▲ 2.05%
• Current HPI: 357.6438
• Rent YoY: —
• 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

+164.7% since first listed

8 events — show timeline

• 2026-05-11 Pending — WNYREIS
• 2026-05-06 Relisted — WNYREIS
• 2026-05-03 Contingent — WNYREIS
• 2026-04-29 Pending — WNYREIS
• 2026-04-17 Price Changed $79,400 WNYREIS
• 2026-04-10 Listed $87,400 WNYREIS
• 2015-01-12 Sold (MLS) $21,000 WNYREIS
• 2014-08-15 Listed $30,000 WNYREIS

Property tax history

+2.9%/yr

Latest (2025): $135 · +0.0% YoY. Source: county tax records.