758 Niagara St · Buffalo, NY 14213

$259,900

8 bd · 2.0 ba · 2,600 sqft · MultiFamily public records · 155 Days on market

Built 1906 4,752 sqft lot $100/sqft · 48% below area Est $502k · 48% under

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Why this score? — see what drove the A- 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• 1% rule +6.9/10.0
• 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 758 Niagara St! Located directly across the street from the historic Connecticut St Armory. This double has 4 bedrooms and 1 bathroom per unit. This property is great for either full investment or owner occupied. Plenty of off street parking in the extra long driveway. Upgrades to the property include a tear off roof with new plywood, bathrooms, kitchens with stainless steel appliances and dishwashers, new electric service, new gas line, newer furnace (upper and in the attic), mostly vinyl windows and a rebuilt chimney all 2017-2018. Each unit has its own in-unit laundry including washer and dryer. The basement has both hot water tanks and a boiler which heats the lower unit only. Located 2 minutes to D'Youville and 5 minutes to downtown Buffalo.

Key facts

• Boiler
• Off street parking
• In unit laundry

Tags

• HISTORIC CONNECTICUT ST ARMORY
• OFF STREET PARKING
• STAINLESS STEEL APPLIANCES
• IN UNIT LAUNDRY
• HOT WATER TANKS
• BOILER

What this means for you Summary

Snapshot

• This is a 8-bed/2.0-bath multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 8.0% 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.
• 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).
• At $3,089/mo this rent would consume 69% 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 $21k of equity ($2k loan paydown + $20k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $228,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1906 — 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: 1.19% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.86%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (median comp): $501,536
• List price: $259,900
• Delta: -48.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 California St	0.69mi	8/3.0	2,844 (+9%)	22mo	$80,000	$28	30

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: 29.2%
• Equity multiple: 3.02×
• Total profit: $147,227
• Equity at exit: $188,888

10-year hold

• IRR: 25.3%
• Equity multiple: 6.05×
• Total profit: $367,667
• Equity at exit: $367,055

Cash invested: $72,772 (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: 14.0×

Monthly cashflow live

• Estimated rent: $3,089 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $901

Break-even live

Break-even rent $1,949

Max offer price $259,900

Occupancy floor 66%

Sensitivity live

Price	-10% $1,048	-5% $974	+0% $901	+5% $827	+10% $754
Rent	-10% $657	-5% $779	+0% $901	+5% $1,023	+10% $1,145
Rate	-1.0pp $1,032	-0.5pp $967	base $901	+0.5pp $834	+1.0pp $765

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,090
Total (2 units)			$3,089

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $259,900 Active 155 DOM
2. 2026-06-17
   days on market $259,900 Active 154 DOM
3. 2026-06-16
   days on market $259,900 Active 153 DOM
4. 2026-06-15
   days on market $259,900 Active 152 DOM
5. 2026-06-13
   days on market $259,900 Active 150 DOM
6. 2026-06-13
   days on market $259,900 Active 149 DOM
7. 2026-06-10
   days on market $259,900 Active 147 DOM
8. 2026-06-09
   days on market $259,900 Active 146 DOM
9. 2026-06-08
   days on market $259,900 Active 145 DOM
10. 2026-06-07
    days on market $259,900 Active 144 DOM
11. 2026-06-03
    days on market $259,900 Active 140 DOM
12. 2026-06-02
    days on market $259,900 Active 139 DOM
13. 2026-06-01
    days on market $259,900 Active 138 DOM
14. 2026-05-31
    days on market $259,900 Active 137 DOM
15. 2026-03-18
    price $259,900 767-char remark

    Show marketing remark (767 chars)

    Welcome to 758 Niagara St! Located directly across the street from the historic Connecticut St Armory. This double has 4 bedrooms and 1 bathroom per unit. This property is great for either full investment or owner occupied. Plenty of off street parking in the extra long driveway. Upgrades to the property include a tear off roof with new plywood, bathrooms, kitchens with stainless steel appliances and dishwashers, new electric service, new gas line, newer furnace (upper and in the attic), mostly vinyl windows and a rebuilt chimney all 2017-2018. Each unit has its own in-unit laundry including washer and dryer. The basement has both hot water tanks and a boiler which heats the lower unit only. Located 2 minutes to D'Youville and 5 minutes to downtown Buffalo.

16. 2026-01-14
    listed $265,000 Active 767-char remark

    Show marketing remark (767 chars)

    Welcome to 758 Niagara St! Located directly across the street from the historic Connecticut St Armory. This double has 4 bedrooms and 1 bathroom per unit. This property is great for either full investment or owner occupied. Plenty of off street parking in the extra long driveway. Upgrades to the property include a tear off roof with new plywood, bathrooms, kitchens with stainless steel appliances and dishwashers, new electric service, new gas line, newer furnace (upper and in the attic), mostly vinyl windows and a rebuilt chimney all 2017-2018. Each unit has its own in-unit laundry including washer and dryer. The basement has both hot water tanks and a boiler which heats the lower unit only. Located 2 minutes to D'Youville and 5 minutes to downtown Buffalo.

17. 2025-07-07
    price $290,000
18. 2025-04-13
    price $315,000
19. 2025-01-21
    price $339,999
20. 2025-01-12
    listed $350,000 Active
21. 2023-04-03
    soldstatus $270,000
22. 2023-03-31
    soldstatus $270,000 Closed Sale or Rented
23. 2023-02-01
    status Under Contract- Do Not Show
24. 2023-01-30
    listed $265,000 Active
25. 2017-04-25
    soldstatus $46,850
26. 2015-10-19
    historical
27. 2015-08-18
    listed $1,600

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $2,605 · $217/mo
• Expected delta: +$1,787/yr (+$149/mo · 218.4%)

ⓘ 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 2/10 Low 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: $37,068
• − Mortgage interest: −$14,558
• − Property taxes: −$818
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,965
• − Management: −$2,965
• − Depreciation: −$7,561
• Taxable income: $6,900
• Est. tax owed @ 24.0%: −$1,656
• After-tax cash flow: $9,155/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

+16143.8% since first listed

13 events — show timeline

• 2026-03-18 Price Changed $259,900 WNYREIS
• 2026-01-14 Listed $265,000 WNYREIS
• 2025-07-07 Price Changed $290,000 WNYREIS
• 2025-04-13 Price Changed $315,000 WNYREIS
• 2025-01-21 Price Changed $339,999 WNYREIS
• 2025-01-12 Listed $350,000 WNYREIS
• 2023-04-03 Sold (Public Records) $270,000 Public Records
• 2023-03-31 Sold (MLS) $270,000 WNYREIS
• 2023-02-01 Pending — WNYREIS
• 2023-01-30 Listed $265,000 WNYREIS
• 2017-04-25 Sold (Public Records) $46,850 Public Records
• 2015-10-19 Listing Removed — WNYREIS
• 2015-08-18 Listed $1,600 WNYREIS

Property tax history

+7.2%/yr

Latest (2025): $818 · +0.0% YoY. Source: county tax records.