347 Bristol St · Buffalo, NY 14206

$224,900

4 bd · 2.0 ba · 1,658 sqft · Townhouse public records · 36 Days on market

Built 1900 3,049 sqft lot $136/sqft · 73% above area Est $196k · 15% over

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Why this score? — see what drove the D- 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 +9.6/30.0
• Appreciation +9.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0

Listing remarks

Fully Renovated 2-Family Home in Buffalo! Welcome to 347 Bristol St, a beautifully renovated 2-family house where each unit is a spacious duplex! Each unit offers 4 Bedrooms setups is 2 bedrooms, living room, dining room, kitchen, and a full bathroom on the first floor, plus 2 additional bedrooms and a full bathroom on the second floor — perfect for large families or rental income potential. Recent updates include brand-new flooring, fresh paint throughout, fully remodeled kitchens, modern bathrooms, new furnaces, new hot water tanks, and many more improvements ensuring worry-free living. Square footage is different than tax records, please see attached floor Plan.

Key facts

• Fully renovated
• Remodeled kitchens
• Spacious duplex

Tags

• FULLY RENOVATED
• SPACIOUS DUPLEX
• REMODELED KITCHENS
• MODERN BATHROOMS
• NEW FURNACES
• NEW HOT WATER TANKS

Property features AI

Finance

• Other: Two total units; Separate gas and electric meters for each unit; Operating expense details available in remarks
• Financial info: Owner pays water; Rent includes water

Exterior

• Parking: Garage
• Utilities: Public water connected; Sewer connected; Circuit breaker electric service
• Home design: 2-story property; Existing/previously built
• Construction: Composite siding; Stone foundation; Asphalt roof; PEX plumbing
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Flooring: Tile; Vinyl; Varied flooring
• Bathrooms: 4 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Accessible doors; Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (21.1% below list).
• Recommended offer: $177k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 8.0% in Buffalo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 169 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 42% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($2k loan paydown + $18k appreciation (8.1% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $67k; list at $225k implies a 236% 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 $177,440 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $196,287
• List price: $224,900
• Delta: 14.58%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.33×
• Total profit: $83,803
• Equity at exit: $171,756

10-year hold

• IRR: 17.0%
• Equity multiple: 4.98×
• Total profit: $250,444
• Equity at exit: $341,791

Cash invested: $62,972 (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 14206

• Home prices YoY: 1.8%
• Active inventory: 169
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-152

Break-even live

Break-even rent $1,967

Max offer price $202,839

Occupancy floor —

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 S Park Ave Unit Lower Buffalo, NY	4.0	1.0	1729	$1,600	$0.93	23d	1	1.04mi
518 Wilson St Buffalo, NY	5.0	1.5	1848	$1,500	$0.81	23d	1	1.28mi
225 Louisiana St Buffalo, NY	1.0–3.0	1.0–2.0	1164	$2,653	$2.28	1d	7	1.41mi

Listing history 22 events

1. 2026-06-18
   days on market $224,900 Active 36 DOM
2. 2026-06-17
   days on market $224,900 Active 35 DOM
3. 2026-06-16
   days on market $224,900 Active 34 DOM
4. 2026-06-15
   days on market $224,900 Active 33 DOM
5. 2026-06-13
   days on market $224,900 Active 31 DOM
6. 2026-06-13
   days on market $224,900 Active 30 DOM
7. 2026-06-10
   days on market $224,900 Active 28 DOM
8. 2026-06-09
   days on market $224,900 Active 27 DOM
9. 2026-06-08
   days on market $224,900 Active 26 DOM
10. 2026-06-07
    days on market $224,900 Active 25 DOM
11. 2026-06-03
    days on market $224,900 Active 21 DOM
12. 2026-06-02
    days on market $224,900 Active 20 DOM
13. 2026-06-01
    days on market $224,900 Active 19 DOM
14. 2026-05-31
    days on market $224,900 Active 18 DOM
15. 2026-05-13
    listed $224,900 Active 679-char remark
16. 2026-03-21
    historical
17. 2025-11-24
    price $239,900
18. 2025-10-29
    listed $249,900 Active
19. 2024-11-18
    soldstatus $66,975
20. 2024-09-11
    historical
21. 2024-07-31
    price $87,900
22. 2024-06-18
    listed $97,900 Active

ⓘ 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 2/10 Low 7 d/yr ≥92°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: $21,293
• − Mortgage interest: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$6,543
• Taxable loss: −$5,752
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $-449/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): 21,631
• Household income: $50,450
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 841.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 25% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Arabic 2%

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: ▲ 8.06%
• Current HPI: 457.3935
• 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

+129.7% since first listed

8 events — show timeline

• 2026-05-13 Listed $224,900 WNYREIS
• 2026-03-21 Listing Removed — WNYREIS
• 2025-11-24 Price Changed $239,900 WNYREIS
• 2025-10-29 Listed $249,900 WNYREIS
• 2024-11-18 Sold (Public Records) $66,975 Public Records
• 2024-09-11 Listing Removed — WNYREIS
• 2024-07-31 Price Changed $87,900 WNYREIS
• 2024-06-18 Listed $97,900 WNYREIS

Property tax history

+11.6%/yr

Latest (2025): $403 · +131.9% YoY. Source: county tax records.