25 Bremen St · Buffalo, NY 14213

$154,900

5 bd · 2.0 ba · 2,280 sqft · MultiFamily public records · 109 Days on market

Built 1925 Fair condition 2,725 sqft lot $68/sqft · 62% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0

Multi-family units

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

Listing remarks

Opportunity knocks on Bremen Street! This 1925-built two-family home sits in the heart of Buffalo's West Side steps away from the Five Points, just off Vermont Street and close to public transportation, dining, and all the neighborhood has to offer. Each unit features 2 bedrooms and 1 full bath with separate gas and electric meters — ideal for the owner-occupant looking to offset their mortgage or the savvy investor adding to their portfolio.

Key facts

• Covered front porch
• Deep lot
• Heart of buffalo

Tags

• TWO FAMILY HOME
• HEART OF BUFFALO
• CLOSE TO PUBLIC TRANSPORTATION
• COVERED FRONT PORCH
• FULL UNFINISHED BASEMENT
• DEEP LOT

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $155k. Condition is rated fair.
• This rent per unit runs 34% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $739/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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 soft (-0.5%/yr); 185 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $43k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 109 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $155k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.97% ✓
• Cap rate: 17.74%
• Cash-on-cash: 40.87%
• DSCR: 2.82
• GRM: 4.2

CMA / ARV

• ARV (median comp): $405,385
• List price: $154,900
• Delta: -61.79%
• 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
298 Massachusetts Ave	0.27mi	5/2.0	2,221 (-3%)	2mo	$220,000	$99	81
440 W Utica St Unit S	0.18mi	4/3.0 (-1)	2,371 (+4%)	2mo	$380,000	$160	74
395 Hampshire St	0.35mi	5/2.0	2,438 (+7%)	4mo	$165,500	$68	69
207 Rhode Island St	0.37mi	5/2.0	2,436 (+7%)	4mo	$295,500	$121	68
193 Vermont St	0.37mi	5/3.0	2,146 (-6%)	1mo	$305,000	$142	68
319 W Utica St Unit N	0.39mi	5/3.0	2,454 (+8%)	1mo	$369,000	$150	64
166 Herkimer St	0.62mi	5/2.0	2,376 (+4%)	1mo	$195,000	$82	63
67 Barton St	0.54mi	6/2.0 (+1)	2,420 (+6%)	2mo	$170,000	$70	58
26 York St	0.47mi	6/2.0 (+1)	2,519 (+10%)	3mo	$199,900	$79	53
200 Bryant St	0.59mi	4/3.0 (-1)	2,404 (+5%)	1mo	$710,000	$295	53
325 Breckenridge St	0.49mi	6/2.0 (+1)	2,044 (-10%)	4mo	$175,500	$86	52
894 Prospect Ave	0.66mi	6/3.0 (+1)	2,600 (+14%)	1mo	$150,000	$58	36

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: 50.4%
• Equity multiple: 4.32×
• Total profit: $144,103
• Equity at exit: $112,577

10-year hold

• IRR: 44.8%
• Equity multiple: 8.65×
• Total profit: $331,685
• Equity at exit: $218,764

Cash invested: $43,372 (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 →

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

Active competition Active MLS

• For sale now: 30 active · 27 under contract
• Months of supply: 7.5 mo (13%/mo absorbed)
• Median asking: $199,450 ($95/sqft)
• Median days on market: 61 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +86.9% above current asking $/sqft

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

ZIP-level market 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 185
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,055 high
• Mortgage (P&I): −$812
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $1,477

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,056
Total (2 units)			$3,055

Break-even live

Break-even rent $1,185

Max offer price $154,900

Occupancy floor 47%

Sensitivity live

Price	-10% $1,565	-5% $1,521	+0% $1,477	+5% $1,433	+10% $1,389
Rent	-10% $1,236	-5% $1,356	+0% $1,477	+5% $1,598	+10% $1,718
Rate	-1.0pp $1,555	-0.5pp $1,517	base $1,477	+0.5pp $1,437	+1.0pp $1,396

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: $38,725
• Closing costs: $4,647
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Lowell Pl Buffalo, NY	1.0	1.0	850	$1,200	$1.41	61d	1	0.09mi
161 16th St Buffalo, NY	3.0	1.5	1500	$2,000	$1.33	73d	1	0.11mi
102 17th St Buffalo, NY	2.0	1.0	1086	$1,290	$1.19	73d	1	0.12mi
102 17th St Buffalo, NY	2.0	1.0	1086	$1,250	$1.15	28d	1	0.12mi
460 Rhode Island St Buffalo, NY	2.0	1.0	1089	$1,500	$1.38	64d	1	0.16mi
318 14th St Buffalo, NY	2.0	1.0	1619	$1,300	$0.80	60d	1	0.19mi
256 14th St Unit 1 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	64d	1	0.21mi
212 Richmond Ave Buffalo, NY	2.0	1.0	3167	$1,650	$0.52	28d	1	0.22mi
273 Richmond Ave Buffalo, NY	1.0–2.0	1.0–1.5	789	$1,819	$2.31	73d	1	0.23mi
395 Connecticut St Buffalo, NY	3.0	1.0	1100	$1,600	$1.45	28d	1	0.25mi
353 Richmond Ave Buffalo, NY	1.0	1.0	—	$725	—	93d	1	0.27mi
367 Connecticut St Unit 2 Buffalo, NY	2.0	2.0	1150	$3,000	$2.61	60d	1	0.29mi
346 Connecticut St Unit 203 Buffalo, NY	1.0	1.0	—	$1,100	—	52d	1	0.31mi
346 Connecticut St Unit 505 Buffalo, NY	2.0	1.0	—	$1,525	—	73d	1	0.31mi
346 Connecticut St Unit 402 Buffalo, NY	2.0	1.0	—	$1,575	—	73d	1	0.31mi
346 Connecticut St Unit 503 Buffalo, NY	1.0	1.0	—	$1,195	—	73d	1	0.31mi
217 Norwood Ave Apt 1 Buffalo, NY	2.0	1.0	1500	$2,700	$1.80	93d	1	0.31mi
157 14th St Unit Upper Rear Buffalo, NY	1.0	1.0	2924	$1,150	$0.39	52d	1	0.32mi
157 14th St Unit Upper front Buffalo, NY	2.0	1.0	2924	$1,200	$0.41	52d	1	0.32mi
351 Connecticut St Buffalo, NY	2.0	1.5	1150	$2,150	$1.87	20d	1	0.32mi
503 Massachusetts Ave Unit 1300524P Buffalo, NY	1.0	1.0	—	$6,052	—	73d	1	0.32mi
346 Bryant St Buffalo, NY	2.0	1.0	792	$1,834	$2.32	52d	1	0.33mi
109 19th St Buffalo, NY	2.0	1.0	—	$950	—	28d	1	0.33mi
375 Hampshire St Buffalo, NY	3.0	1.0	1200	$1,100	$0.92	93d	1	0.34mi
236 Massachusetts Ave Unit 5 Buffalo, NY	1.0	1.0	1000	$1,050	$1.05	64d	1	0.34mi
236 Massachusetts Ave Unit 5 Buffalo, NY	1.0	1.0	1000	$1,100	$1.10	93d	1	0.34mi
330 Bryant St Buffalo, NY	3.0	2.0	2224	$2,200	$0.99	69d	1	0.35mi
310 Hampshire St Apt 3 Buffalo, NY	3.0	1.0	1200	$1,500	$1.25	93d	1	0.36mi
405 W Ferry St Unit Lower Buffalo, NY	3.0	1.0	2480	$1,500	$0.60	93d	1	0.36mi
411 W Ferry St Buffalo, NY	2.0	1.0	900	$1,100	$1.22	64d	1	0.36mi
83 Norwood Ave Unit 3rd Floor Buffalo, NY	2.0	1.0	3486	$1,350	$0.39	93d	1	0.36mi
118 Ashland Ave Buffalo, NY	3.0	1.0	1326	$1,850	$1.40	64d	1	0.38mi
217 Ashland Ave Unit 2 Buffalo, NY	2.0	1.0	—	$1,650	—	52d	1	0.39mi
501 West Ave Buffalo, NY	3.0	1.0	1276	$1,700	$1.33	39d	1	0.39mi
501 West Ave Buffalo, NY	3.0	1.0	2552	$1,700	$0.67	17d	1	0.39mi
193 Massachusetts Ave Buffalo, NY	1.0	1.0	700	$925	$1.32	93d	1	0.39mi
80 Anderson Pl Buffalo, NY	1.0	1.0	4059	$1,250	$0.31	61d	1	0.40mi
305 W Utica St Unit B302 Buffalo, NY	2.0	2.0	1180	$2,060	$1.75	64d	1	0.42mi
124 Normal Ave Unit 2 Buffalo, NY	3.0	1.0	1500	$2,000	$1.33	47d	1	0.42mi
31 Norwood Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,795	$1.79	11d	1	0.43mi

Property features AI

Finance

• Other: Owner pays snow removal, trash collection and water; rent includes the same
• Financial info: Property contains 2 total unitsPart of a 3-unit communityTwo separate gas metersTwo separate electric metersOne unit currently month-to-month with $750 actual rent for that unitOperating expenses include professional management and trash

Exterior

• Parking: No driveway
• Utilities: Electricity connectedSewer connectedPublic water connectedCable available
• Home design: Two-story propertyResidential multi-use zoningExisting structure
• Construction: Vinyl sidingAsphalt roofStone foundationBuilt as an existing structure
• Exterior features: Near public transitRectangular residential lotCity street frontage

Interior

• Kitchen: Refrigerator (mentioned in unit description)
• Bedrooms: Two 2-bedroom units (details listed under Unit Types)
• Flooring: Laminate flooringResilient flooringVaries by area
• Bathrooms: Two full bathrooms (total in property)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basementLaminate, resilient and varied flooring
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-08-08
   days on market $154,900 Active 109 DOM
2. 2026-08-07
   days on market $154,900 Active 108 DOM
3. 2026-08-06
   days on market $154,900 Active 107 DOM
4. 2026-08-05
   days on market $154,900 Active 106 DOM
5. 2026-08-04
   days on market $154,900 Active 105 DOM
6. 2026-08-03
   days on market $154,900 Active 104 DOM
7. 2026-07-31
   days on market $154,900 Active 101 DOM
8. 2026-07-30
   days on market $154,900 Active 100 DOM
9. 2026-07-30
   days on market $154,900 Active 99 DOM
10. 2026-07-28
    days on market $154,900 Active 98 DOM
11. 2026-07-26
    days on market $154,900 Active 96 DOM
12. 2026-07-24
    days on market $154,900 Active 94 DOM
13. 2026-07-23
    days on market $154,900 Active 93 DOM
14. 2026-07-22
    days on market $154,900 Active 92 DOM
15. 2026-07-21
    days on market $154,900 Active 91 DOM
16. 2026-07-20
    days on market $154,900 Active 90 DOM
17. 2026-07-18
    days on market $154,900 Active 88 DOM
18. 2026-07-18
    days on market $154,900 Active 87 DOM
19. 2026-07-16
    days on market $154,900 Active 86 DOM
20. 2026-07-15
    days on market $154,900 Active 85 DOM
21. 2026-07-14
    days on market $154,900 Active 84 DOM
22. 2026-07-13
    days on market $154,900 Active 83 DOM
23. 2026-07-13
    days on market $154,900 Active 82 DOM
24. 2026-07-11
    days on market $154,900 Active 81 DOM
25. 2026-07-10
    days on market $154,900 Active 80 DOM
26. 2026-07-09
    days on market $154,900 Active 79 DOM
27. 2026-07-07
    days on market $154,900 Active 77 DOM
28. 2026-07-06
    days on market $154,900 Active 76 DOM
29. 2026-07-05
    days on market $154,900 Active 75 DOM
30. 2026-07-03
    days on market $154,900 Active 73 DOM
31. 2026-07-02
    days on market $154,900 Active 72 DOM
32. 2026-07-01
    days on market $154,900 Active 71 DOM
33. 2026-06-30
    days on market $154,900 Active 70 DOM
34. 2026-06-29
    days on market $154,900 Active 69 DOM
35. 2026-06-28
    days on market $154,900 Active 68 DOM
36. 2026-06-27
    days on market $154,900 Active 67 DOM
37. 2026-06-27
    days on market $154,900 Active 66 DOM
38. 2026-06-25
    days on market $154,900 Active 64 DOM
39. 2026-06-22
    days on market $154,900 Active 62 DOM
40. 2026-06-21
    days on market $154,900 Active 61 DOM
41. 2026-06-18
    days on market $154,900 Active 58 DOM
42. 2026-06-17
    price $154,900 Active 57 DOM
43. 2026-06-17
    days on market $164,900 Active 57 DOM
44. 2026-06-16
    days on market $164,900 Active 56 DOM
45. 2026-06-15
    days on market $164,900 Active 55 DOM
46. 2026-06-13
    days on market $164,900 Active 53 DOM
47. 2026-06-13
    days on market $164,900 Active 52 DOM
48. 2026-06-10
    days on market $164,900 Active 50 DOM
49. 2026-06-09
    days on market $164,900 Active 49 DOM
50. 2026-06-08
    pricedays on market $164,900 Active 48 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: $713 · $59/mo
• Projected year-2 tax: $1,666 · $139/mo
• Expected delta: +$952/yr (+$79/mo · 133.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°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: $36,660
• − Mortgage interest: −$8,677
• − Property taxes: −$713
• − Insurance: −$774
• − Repairs & maintenance: −$2,933
• − Management: −$2,933
• − Depreciation: −$4,506
• Taxable income: $16,124
• Est. tax owed @ 24.0%: −$3,870
• After-tax cash flow: $13,856/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $57,000–$102,600 screening

This 1925-built two-family home requires significant repairs and updates to improve its condition and increase its value. The roof, exterior, and interior need major attention, and updates to the kitchen, bathrooms, HVAC, and landscaping are recommended.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest a major repair is needed.
• Moderate exterior siding — Some discoloration and minor damage are visible.
• Minor exterior landscaping — Overgrown areas and lack of decorative elements.
• Moderate exterior fencing — Some wear is visible.
• Major interior paint — Peeling paint indicates a major repair is needed.
• Major interior flooring — Appears old and possibly in need of replacement or repair.
• Major interior kitchen and bathrooms — Outdated and in need of updates.
• Major interior HVAC and mechanical systems — Old and may need replacement or repair.
• Minor interior windows — No visible signs of major damage or replacement needs.
• Fair interior foundation and structure — No visible signs of major structural issues.
• Major interior overall condition — Significant repairs and updates are needed to increase its value.

Value-add opportunities

• Both Painting — Fresh paint can improve the home's curb appeal and interior condition. ↑
• Both Flooring replacement — New flooring can significantly improve the home's appearance and functionality. ↑
• Both Kitchen and bathroom updates — Modernizing the kitchen and bathrooms can increase the home's appeal and value. ↑
• Both HVAC and mechanical system replacement — Upgrading the HVAC and mechanical systems can improve comfort and energy efficiency. ↑
• Both Landscaping and fencing maintenance — A well-maintained exterior can enhance the home's curb appeal and increase its value. ↑
• Both Interior updates — Updating the interior can improve the home's overall condition and increase its value for both resale and rental purposes. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 37/100

Zoned Schools

Elementary Frank A Sedita School #30 F NY #2,062/2,108 Nat'l #38,691/41,679 High International Preparatory School (The) B- NY #813/1,100 Nat'l #3,134/17,239

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): 24,107
• Household income: $53,870
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 9% 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: 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%

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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: ▲ 7.51%
• Current HPI: 448.4879
• Rent YoY: ▼ -0.49%
• 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

Property features AI

Finance

• Other: Owner pays snow removal, trash collection and water; rent includes the same
• Financial info: Property contains 2 total unitsPart of a 3-unit communityTwo separate gas metersTwo separate electric metersOne unit currently month-to-month with $750 actual rent for that unitOperating expenses include professional management and trash

Exterior

• Parking: No driveway
• Utilities: Electricity connectedSewer connectedPublic water connectedCable available
• Home design: Two-story propertyResidential multi-use zoningExisting structure
• Construction: Vinyl sidingAsphalt roofStone foundationBuilt as an existing structure
• Exterior features: Near public transitRectangular residential lotCity street frontage

Interior

• Kitchen: Refrigerator (mentioned in unit description)
• Bedrooms: Two 2-bedroom units (details listed under Unit Types)
• Flooring: Laminate flooringResilient flooringVaries by area
• Bathrooms: Two full bathrooms (total in property)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basementLaminate, resilient and varied flooring
• Laundry & utility: Gas water heater

Price history

+158.2% since first listed

7 events — show timeline

• 2026-06-17 Price Changed $154,900 WNYREIS
• 2026-06-08 Price Changed $164,900 WNYREIS
• 2026-04-21 Listed $169,900 WNYREIS
• 2025-10-24 Rental Removed $1,200 BUILDIUM
• 2025-10-06 Listed for Rent $1,200 BUILDIUM
• 2014-08-28 Sold (MLS) $66,250 WNYREIS
• 2014-07-14 Listed $60,000 WNYREIS

Property tax history

+17.2%/yr

Latest (2025): $713 · -28.1% YoY. Source: county tax records.