64 Barton St · Buffalo, NY 14213

$174,900

6 bd · 2.0 ba · 2,208 sqft · MultiFamily public records · 158 Days on market

Built 1900 1,800 sqft lot $79/sqft · 49% below area Est $343k · 49% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• Appreciation +8.8/10.0
• 1% rule +6.4/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• 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 MLS

Welcome to 64 Barton Street, a well-located Buffalo home offering a great blend of comfort, character, and convenience. Situated on a quiet residential street, this property is just minutes from local shops, dining, parks, and major commuting routes. Perfect for homeowner-occupied or as a total cash cow investment property. Utilities are all separate, property taxes are low, and rent demands are high. Don't miss out on this opportunity!

Key facts

• Parks
• Dining
• Local shops

Tags

• QUIET RESIDENTIAL STREET
• LOCAL SHOPS
• DINING
• PARKS
• MAJOR COMMUTING ROUTES
• UTILITIES ARE ALL SEPARATE

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 8.0% in Buffalo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 soft (-0.5%/yr); 137 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 44% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 158 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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.
• Current owner paid $24k; list at $175k implies a 629% 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 $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.14% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.73%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (median comp): $342,558
• List price: $174,900
• Delta: -48.94%
• 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
67 Barton St	0.03mi	6/2.0	2,420 (+10%)	0mo	$170,000	$70	82
238 Barton St	0.32mi	6/2.0	2,246 (+2%)	2mo	$195,000	$87	81
298 Massachusetts Ave	0.30mi	5/2.0 (-1)	2,221 (+1%)	1mo	$220,000	$99	80
214 W Ferry St Unit N	0.08mi	5/2.0 (-1)	2,296 (+4%)	7mo	$185,000	$81	78
325 Breckenridge St	0.30mi	6/2.0	2,044 (-7%)	2mo	$175,500	$86	72
315 Herkimer St	0.49mi	6/2.0	2,303 (+4%)	2mo	$148,000	$64	69
395 Hampshire St	0.36mi	5/2.0 (-1)	2,438 (+10%)	3mo	$165,500	$68	59
234 Dewitt St	0.60mi	5/3.0 (-1)	2,120 (-4%)	2mo	$59,000	$28	55
385 Auburn Ave	0.50mi	6/2.0	1,920 (-13%)	0mo	$218,000	$114	54
207 Rhode Island St	0.48mi	5/2.0 (-1)	2,436 (+10%)	2mo	$295,500	$121	54
38 Ardmore Pl	0.74mi	5/2.0 (-1)	2,121 (-4%)	6mo	$230,000	$108	49
651 Prospect Ave	0.70mi	5/2.0 (-1)	2,026 (-8%)	9mo	$278,500	$137	41

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: 27.5%
• Equity multiple: 2.92×
• Total profit: $93,824
• Equity at exit: $127,113

10-year hold

• IRR: 23.9%
• Equity multiple: 5.83×
• Total profit: $236,758
• Equity at exit: $247,010

Cash invested: $48,972 (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 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 137
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $520

Break-even live

Break-even rent $1,335

Max offer price $174,900

Occupancy floor 69%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $174,900 Active 158 DOM
2. 2026-06-17
   days on market $174,900 Active 157 DOM
3. 2026-06-16
   days on market $174,900 Active 156 DOM
4. 2026-06-15
   days on market $174,900 Active 155 DOM
5. 2026-06-13
   days on market $174,900 Active 153 DOM
6. 2026-06-13
   days on market $174,900 Active 152 DOM
7. 2026-06-10
   days on market $174,900 Active 150 DOM
8. 2026-06-09
   days on market $174,900 Active 149 DOM
9. 2026-06-08
   days on market $174,900 Active 148 DOM
10. 2026-06-07
    days on market $174,900 Active 147 DOM
11. 2026-06-03
    days on market $174,900 Active 143 DOM
12. 2026-06-02
    days on market $174,900 Active 142 DOM
13. 2026-06-01
    days on market $174,900 Active 141 DOM
14. 2026-05-31
    days on market $174,900 Active 140 DOM
15. 2026-04-09
    status Active 440-char remark

    Show marketing remark (440 chars)

    Welcome to 64 Barton Street, a well-located Buffalo home offering a great blend of comfort, character, and convenience. Situated on a quiet residential street, this property is just minutes from local shops, dining, parks, and major commuting routes. Perfect for homeowner-occupied or as a total cash cow investment property. Utilities are all separate, property taxes are low, and rent demands are high. Don't miss out on this opportunity!

16. 2026-04-06
    status Pending 440-char remark

    Show marketing remark (440 chars)

    Welcome to 64 Barton Street, a well-located Buffalo home offering a great blend of comfort, character, and convenience. Situated on a quiet residential street, this property is just minutes from local shops, dining, parks, and major commuting routes. Perfect for homeowner-occupied or as a total cash cow investment property. Utilities are all separate, property taxes are low, and rent demands are high. Don't miss out on this opportunity!

17. 2026-01-08
    listed $174,900 Active 440-char remark

    Show marketing remark (440 chars)

    Welcome to 64 Barton Street, a well-located Buffalo home offering a great blend of comfort, character, and convenience. Situated on a quiet residential street, this property is just minutes from local shops, dining, parks, and major commuting routes. Perfect for homeowner-occupied or as a total cash cow investment property. Utilities are all separate, property taxes are low, and rent demands are high. Don't miss out on this opportunity!

18. 2025-12-03
    historical
19. 2025-08-28
    price $189,000
20. 2025-07-01
    price $199,000
21. 2025-06-26
    price $207,000
22. 2025-06-03
    listed $215,000 Active
23. 2025-05-26
    historical
24. 2025-04-02
    status Active
25. 2025-04-02
    price $219,000
26. 2025-03-24
    status Pending
27. 2024-11-26
    listed $225,000 Active
28. 2023-08-10
    historical
29. 2023-05-17
    listed $200,000 Active
30. 2012-03-30
    soldstatus $24,000

ⓘ 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: $779 · $65/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$1,088/yr (+$91/mo · 139.7%)

ⓘ 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 ≥92°F today · 14 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: $23,919
• − Mortgage interest: −$9,797
• − Property taxes: −$779
• − Insurance: −$874
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − Depreciation: −$5,088
• Taxable income: $3,553
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $5,383/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): 24,107
• Household income: $53,870
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1501.0

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: 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%

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

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

+628.8% since first listed

16 events — show timeline

• 2026-04-09 Relisted — WNYREIS
• 2026-04-06 Pending — WNYREIS
• 2026-01-08 Listed $174,900 WNYREIS
• 2025-12-03 Listing Removed — WNYREIS
• 2025-08-28 Price Changed $189,000 WNYREIS
• 2025-07-01 Price Changed $199,000 WNYREIS
• 2025-06-26 Price Changed $207,000 WNYREIS
• 2025-06-03 Listed $215,000 WNYREIS
• 2025-05-26 Listing Removed — WNYREIS
• 2025-04-02 Relisted — WNYREIS
• 2025-04-02 Price Changed $219,000 WNYREIS
• 2025-03-24 Pending — WNYREIS
• 2024-11-26 Listed $225,000 WNYREIS
• 2023-08-10 Listing Removed — WNYREIS
• 2023-05-17 Listed $200,000 WNYREIS
• 2012-03-30 Sold (Public Records) $24,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $779 · +0.0% YoY. Source: county tax records.