539 Plymouth Ave · Buffalo, NY 14213

$289,000

5 bd · 2.0 ba · 2,360 sqft · MultiFamily public records · 58 Days on market

Built 1910 4,165 sqft lot $122/sqft · 8% below area Est $315k · 8% under ↓ 12% since listing

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Why this score? — see what drove the C+ 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 +21.3/30.0
• ARV discount +11.2/15.0
• Appreciation +8.8/10.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Charming Buffalo West Side two family property. Discover the blend of historic character and functional fixability in this meticulously maintained property. The owner-occupied lower unit offers an eat in kitchen complete with stainless steel refrigerator, built in stove an oven, plus a living room, dining room, 2 bedrooms in the first level and 1 bathroom on the first level, 2 additional bedrooms on the second floor. A highlight of the lower unit is the first-floor laundry area for maximum convenience, though this space can easily be converted back into a bedroom if a 5-bedroom capacity is desired; secondary laundry hookups remain available in the basement. The lower unit is further enhanced by ample storage, newer windows, and both water softener and water purification systems. The upper unit if furnished and equipped with stainless appliances featuring 1 bedroom, 1 bathroom apartment rented on a month-to-month basis. This property includes a 9-year-old roof. This property also provides off street parking, detached garage, and fenced backyard. Ideally located close to many conveniences, including D'Youville college, shopping, entertaining and public transportation. Owner used upper unit as an Airbnb.

Key facts

• Water softener
• Two family property
• Historic character

Tags

• TWO FAMILY PROPERTY
• HISTORIC CHARACTER
• FIRST FLOOR LAUNDRY AREA
• AMPLE STORAGE
• NEWER WINDOWS
• WATER SOFTENER

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $289k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive. Per door: $211/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (7.3% below list).
• Recommended offer: $268k (7.3% below list) — sets the bar for 1% rule.

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; 4 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).
• At $2,680/mo this rent would consume 60% of the median local household income ($54k/yr) (locally 1501% 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 $24k of equity ($2k loan paydown + $22k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $81k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $268,000 (7.3% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 7% 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.93% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 9.0

CMA / ARV

• ARV (median comp): $314,586
• List price: $289,000
• Delta: -8.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
298 Massachusetts Ave	0.19mi	5/2.0	2,221 (-6%)	1mo	$220,000	$99	81
207 Rhode Island St	0.26mi	5/2.0	2,436 (+3%)	2mo	$295,500	$121	81
67 Barton St	0.23mi	6/2.0 (+1)	2,420 (+2%)	0mo	$170,000	$70	80
395 Hampshire St	0.42mi	5/2.0	2,438 (+3%)	3mo	$165,500	$68	73
440 W Utica St Unit S	0.60mi	4/3.0 (-1)	2,371 (+0%)	0mo	$380,000	$160	62
238 Barton St	0.54mi	6/2.0 (+1)	2,246 (-5%)	2mo	$195,000	$87	60
375 Plymouth Ave	0.31mi	4/2.0 (-1)	2,121 (-10%)	4mo	$265,000	$125	60
288 14th St	0.37mi	5/2.0	2,616 (+11%)	6mo	$260,000	$99	60
315 Herkimer St	0.70mi	6/2.0 (+1)	2,303 (-2%)	2mo	$148,000	$64	57
26 York St	0.63mi	6/2.0 (+1)	2,519 (+7%)	1mo	$199,900	$79	54
383 Summer St	0.74mi	5/2.0	2,468 (+5%)	6mo	$492,000	$199	53
325 Breckenridge St	0.44mi	6/2.0 (+1)	2,044 (-13%)	2mo	$175,500	$86	51

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: 22.6%
• Equity multiple: 2.59×
• Total profit: $128,943
• Equity at exit: $210,037

10-year hold

• IRR: 19.9%
• Equity multiple: 5.19×
• Total profit: $339,428
• Equity at exit: $408,153

Cash invested: $80,920 (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: 18.0×

Monthly cashflow live

• Estimated rent: $2,680 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $421

Break-even live

Break-even rent $2,147

Max offer price $289,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,680
Total (2 units)			$2,680

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Hoyt St Buffalo, NY	4.0	1.0	2848	$1,775	$0.62	14d	1	0.50mi
184 14th St Buffalo, NY	4.0	2.0	1950	$4,400	$2.26	24d	1	0.52mi
40 Putnam St Buffalo, NY	4.0	1.0	1600	$2,100	$1.31	24d	1	0.68mi
836 Richmond Ave Buffalo, NY	4.0	3.5	1982	$4,500	$2.27	44d	1	1.23mi

Listing history 17 events

1. 2026-06-18
   days on market $289,000 Active 58 DOM
2. 2026-06-17
   days on market $289,000 Active 57 DOM
3. 2026-06-16
   days on market $289,000 Active 56 DOM
4. 2026-06-15
   days on market $289,000 Active 55 DOM
5. 2026-06-13
   days on market $289,000 Active 53 DOM
6. 2026-06-13
   days on market $289,000 Active 52 DOM
7. 2026-06-10
   days on market $289,000 Active 50 DOM
8. 2026-06-09
   days on market $289,000 Active 49 DOM
9. 2026-06-08
   days on market $289,000 Active 48 DOM
10. 2026-06-07
    pricedays on market $289,000 Active 47 DOM
11. 2026-06-03
    days on market $299,000 Active 43 DOM
12. 2026-06-02
    days on market $299,000 Active 42 DOM
13. 2026-06-01
    days on market $299,000 Active 41 DOM
14. 2026-05-31
    days on market $299,000 Active 40 DOM
15. 2026-05-13
    price $299,000 1220-char remark

    Show marketing remark (1220 chars)

    Charming Buffalo West Side two family property. Discover the blend of historic character and functional fixability in this meticulously maintained property. The owner-occupied lower unit offers an eat in kitchen complete with stainless steel refrigerator, built in stove an oven, plus a living room, dining room, 2 bedrooms in the first level and 1 bathroom on the first level, 2 additional bedrooms on the second floor. A highlight of the lower unit is the first-floor laundry area for maximum convenience, though this space can easily be converted back into a bedroom if a 5-bedroom capacity is desired; secondary laundry hookups remain available in the basement. The lower unit is further enhanced by ample storage, newer windows, and both water softener and water purification systems. The upper unit if furnished and equipped with stainless appliances featuring 1 bedroom, 1 bathroom apartment rented on a month-to-month basis. This property includes a 9-year-old roof. This property also provides off street parking, detached garage, and fenced backyard. Ideally located close to many conveniences, including D'Youville college, shopping, entertaining and public transportation. Owner used upper unit as an Airbnb.

16. 2026-04-27
    price $320,000 1220-char remark

    Show marketing remark (1220 chars)

    Charming Buffalo West Side two family property. Discover the blend of historic character and functional fixability in this meticulously maintained property. The owner-occupied lower unit offers an eat in kitchen complete with stainless steel refrigerator, built in stove an oven, plus a living room, dining room, 2 bedrooms in the first level and 1 bathroom on the first level, 2 additional bedrooms on the second floor. A highlight of the lower unit is the first-floor laundry area for maximum convenience, though this space can easily be converted back into a bedroom if a 5-bedroom capacity is desired; secondary laundry hookups remain available in the basement. The lower unit is further enhanced by ample storage, newer windows, and both water softener and water purification systems. The upper unit if furnished and equipped with stainless appliances featuring 1 bedroom, 1 bathroom apartment rented on a month-to-month basis. This property includes a 9-year-old roof. This property also provides off street parking, detached garage, and fenced backyard. Ideally located close to many conveniences, including D'Youville college, shopping, entertaining and public transportation. Owner used upper unit as an Airbnb.

17. 2026-04-21
    listed $340,000 Active 1220-char remark

    Show marketing remark (1220 chars)

    Charming Buffalo West Side two family property. Discover the blend of historic character and functional fixability in this meticulously maintained property. The owner-occupied lower unit offers an eat in kitchen complete with stainless steel refrigerator, built in stove an oven, plus a living room, dining room, 2 bedrooms in the first level and 1 bathroom on the first level, 2 additional bedrooms on the second floor. A highlight of the lower unit is the first-floor laundry area for maximum convenience, though this space can easily be converted back into a bedroom if a 5-bedroom capacity is desired; secondary laundry hookups remain available in the basement. The lower unit is further enhanced by ample storage, newer windows, and both water softener and water purification systems. The upper unit if furnished and equipped with stainless appliances featuring 1 bedroom, 1 bathroom apartment rented on a month-to-month basis. This property includes a 9-year-old roof. This property also provides off street parking, detached garage, and fenced backyard. Ideally located close to many conveniences, including D'Youville college, shopping, entertaining and public transportation. Owner used upper unit as an Airbnb.

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $2,801 · $233/mo
• Expected delta: +$2,083/yr (+$174/mo · 290.4%)

ⓘ 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 · 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: $32,160
• − Mortgage interest: −$16,188
• − Property taxes: −$717
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,573
• − Management: −$2,573
• − Depreciation: −$8,407
• Taxable income: $256
• Est. tax owed @ 24.0%: −$61
• After-tax cash flow: $4,996/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

-12.1% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $299,000 WNYREIS
• 2026-04-27 Price Changed $320,000 WNYREIS
• 2026-04-21 Listed $340,000 WNYREIS

Property tax history

+11.3%/yr

Latest (2025): $717 · +0.0% YoY. Source: county tax records.