442 Huntington Ave · Buffalo, NY 14214

$589,900

7 bd · 3.0 ba · 3,630 sqft · MultiFamily public records · 45 Days on market

Built 1932 8,888 sqft lot $163/sqft · 21% below area Est $751k · 21% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Turnkey 3-unit investment opportunity in a prime Buffalo location. 442 Huntington has been consistently upgraded and well maintained, offering strong in-place income with additional upside potential. Major capital improvements include a full roof replacement (2015), updated electrical service and vinyl replacement windows (2013), two furnaces with A/C additions (2017), and newer hot water tanks (2019). Unit 3 was completely remodeled in 2016, and in 2025 the property was further enhanced with two Mitsubishi Hyper-Heat mini-split systems for efficient, modern climate control. The property features three spacious units: two large 3-bedroom apartments (1,600 and 1,400 sqft) and a well-sized 1-

Key facts

• 8,888 sq ft lot
• 2 parking spots
• Built 1932

Property features AI

Finance

• Financial info: Operating expenses include insurance, maintenance, and water; Owner pays grounds care, snow removal, and water; Rent includes gardener, snow removal, and water; Reported rents: one unit at $1,275 and two units at $1,700 each

Exterior

• Parking: Concrete parking; Multiple parking spaces (two or more); Parking available
• Utilities: Public water connected; Sewer connected
• Home design: 2-story multi-unit building; Resale property
• Construction: Brick and frame construction with vinyl siding; Attic/crawl hatchway(s) insulated
• Exterior features: Near public transit; Rectangular lot

Interior

• Kitchen: Eat-in kitchen (in one unit); Kitchen(s) included in each unit
• Bedrooms: One 1-bedroom unit; Two 3-bedroom units
• Flooring: Carpet; Hardwood; Tile; Varies by unit
• Bathrooms: Three full bathrooms (one per unit)
• Heating & cooling: Gas forced-air heating; Ductless cooling
• Interior features: Attic; Full basement
• Laundry & utility: Laundry in-unit (at least in one unit); Gas water heater

What this means for you Summary

Snapshot

• This is a 2×3bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $590k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive. Per door: $127/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 $488k (17.2% below list).
• Recommended offer: $488k (17.2% 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 rising fast (+5.8%/yr); 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $4,882/mo this rent would consume 101% of the median local household income ($58k/yr) (locally 1820% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($572k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $156k; list at $590k implies a 279% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $488,200 (17.2% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 17% 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 1932 — 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: 0.83% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

• ARV (median comp): $751,194
• List price: $589,900
• Delta: -21.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Norwalk Ave	0.28mi	8/3.0 (+1)	3,500 (-4%)	9mo	$515,000	$147	69
131 N Park Ave	0.38mi	6/2.0 (-1)	3,575 (-2%)	14mo	$485,000	$136	59
326 Sterling Ave	0.58mi	6/2.5 (-1)	3,840 (+6%)	13mo	$440,000	$115	45
307 Sterling Ave	0.53mi	7/3.0	3,264 (-10%)	17mo	$465,000	$142	44
337 Parkside Ave	0.48mi	6/2.0 (-1)	4,002 (+10%)	13mo	$481,337	$120	40
390 Tacoma Ave	0.62mi	7/2.0	3,248 (-10%)	12mo	$510,000	$157	40
278 Colvin Ave	0.57mi	6/4.0 (-1)	3,259 (-10%)	20mo	$420,000	$129	31
279 N Park Ave	0.55mi	6/2.0 (-1)	3,160 (-13%)	22mo	$430,000	$136	26

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

Projected returns pro-forma

-3.0% appreciation · 5.81% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.65×
• Total profit: $-57,481
• Equity at exit: $87,956

10-year hold

• IRR: 3.2%
• Equity multiple: 1.25×
• Total profit: $41,615
• Equity at exit: $51,004

Cash invested: $165,172 (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 14214

• Rents YoY: 5.8%
• Active inventory: 90
• Price-to-rent: 28.3×

Monthly cashflow live

• Estimated rent: $4,882 high
• Mortgage (P&I): −$3,093
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$246
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,025
• Net cashflow: $380

Break-even live

Break-even rent $4,401

Max offer price $589,900

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,468
1× unit	1	1	$1,413
Total (3 units)			$4,882

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: $147,475
• Closing costs: $17,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Minnesota Ave Buffalo, NY	7.0	2.0	2551	$4,900	$1.92	14d	1	1.26mi

Listing history 17 events

1. 2026-06-18
   days on market $589,900 Active 45 DOM
2. 2026-06-17
   days on market $589,900 Active 44 DOM
3. 2026-06-16
   days on market $589,900 Active 43 DOM
4. 2026-06-15
   days on market $589,900 Active 42 DOM
5. 2026-06-13
   days on market $589,900 Active 40 DOM
6. 2026-06-13
   days on market $589,900 Active 39 DOM
7. 2026-06-10
   days on market $589,900 Active 37 DOM
8. 2026-06-09
   days on market $589,900 Active 36 DOM
9. 2026-06-08
   days on market $589,900 Active 35 DOM
10. 2026-06-07
    days on market $589,900 Active 34 DOM
11. 2026-06-03
    days on market $589,900 Active 30 DOM
12. 2026-06-02
    days on market $589,900 Active 29 DOM
13. 2026-06-01
    days on market $589,900 Active 28 DOM
14. 2026-05-31
    days on market $589,900 Active 27 DOM
15. 2026-05-06
    price $589,900 1041-char remark
16. 2026-05-04
    listed $589,999 Active 1041-char remark
17. 2013-06-17
    soldstatus $155,500

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $5,809 · $484/mo
• Expected delta: +$4,161/yr (+$347/mo · 252.5%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,584
• − Mortgage interest: −$33,044
• − Property taxes: −$1,648
• − Insurance: −$2,950
• − Repairs & maintenance: −$4,687
• − Management: −$4,687
• − Depreciation: −$17,161
• Taxable loss: −$5,591
• Est. tax savings @ 24.0%: +$1,342
• After-tax cash flow: $5,904/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): 21,314
• Household income: $58,228
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1820.0

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 0.67)
• Race & ethnicity: White 47% Black 31% Asian 11% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 4% 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: ▼ -282.52%
• Current HPI: 373.377
• Rent YoY: ▲ 5.81%
• 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

+279.4% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $589,900 WNYREIS
• 2026-05-04 Listed $589,999 WNYREIS
• 2013-06-17 Sold (Public Records) $155,500 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,648 · +5.8% YoY. Source: county tax records.