747 S Ogden St Unit E · Buffalo, NY 14206

$89,000

3 bd · 1.0 ba · 1,051 sqft · SingleFamily public records · 14 Days on market

Built 1926 3,000 sqft lot

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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 +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special / Flip Opportunity – 747 S Ogden St, Buffalo, NY 14206 (Kaisertown / South Buffalo)3 Bed | 1 Bath | 1,051 sq ft | Built 1926 | 30x100 Lot Solid bones on a quiet street in Kaisertown, just steps from amenities and easy highway access. This classic single-family bungalow is a prime rehab project for flippers looking for strong ARV upside in a steadily improving South Buffalo pocket. Key features for rehabbers:All main-level living with 3 bedrooms and full bath already on the first floor Eat-in kitchen + good storage Walk-up attic with easy conversion potential into additional living space (bonus bedrooms or living area) Partial basement Updated siding, electrical

Key facts

• Updated electrical
• Updated siding
• Partial basement

Tags

• MAIN-LEVEL LIVING
• EAT-IN KITCHEN
• WALK-UP ATTIC
• PARTIAL BASEMENT
• UPDATED SIDING
• UPDATED ELECTRICAL

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water available (not connected); Sewer available
• Home design: Single-story property; Resale
• Construction: Vinyl siding; Block foundation; Existing structure
• Exterior features: Concrete driveway; City street frontage; Rectangular residential lot (approx. 30 x 100)

Interior

• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room; Combined living/dining room; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 14.2% 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.
• 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: 170 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% 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 $8k of equity ($615 loan paydown + $7k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $34k; list at $89k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.60% ✓
• Cap rate: 14.20%
• Cash-on-cash: 28.24%
• DSCR: 2.26
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $183,925
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 N Pleasant Pkwy	0.15mi	3/1.0	1,000 (-5%)	8mo	$185,000	$185	78
275 N Willowlawn Pkwy	0.26mi	3/1.0	948 (-10%)	2mo	$215,000	$227	70
114 Shanley St	0.49mi	3/1.0	1,054 (+0%)	9mo	$152,500	$145	69
358 Weimar St	0.62mi	2/1.0 (-1)	1,050 (-0%)	2mo	$200,000	$190	64
396 Weimar St	0.57mi	3/1.0	1,038 (-1%)	10mo	$205,000	$197	63
217 Weiss St	0.73mi	3/1.0	993 (-6%)	3mo	$160,000	$161	54
67 Gold St	0.38mi	3/2.0	1,183 (+13%)	8mo	$103,500	$87	50
72 Weaver St	0.58mi	3/1.0	1,176 (+12%)	4mo	$91,000	$77	50
405 Weimar St	0.55mi	3/1.0	1,188 (+13%)	4mo	$197,500	$166	49
112 Medina St	0.53mi	3/1.0	897 (-15%)	8mo	$252,500	$281	44
295 Weimar St	0.71mi	3/1.5	1,194 (+14%)	0mo	$209,000	$175	42
286 Barnard St	0.69mi	3/1.5	1,201 (+14%)	7mo	$185,000	$154	37

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

Projected returns pro-forma

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

5-year hold

• IRR: 42.6%
• Equity multiple: 3.98×
• Total profit: $74,319
• Equity at exit: $67,969

10-year hold

• IRR: 38.1%
• Equity multiple: 8.54×
• Total profit: $187,847
• Equity at exit: $135,257

Cash invested: $24,920 (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 14206

• Home prices YoY: 1.8%
• Active inventory: 170
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,428 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $586

Break-even live

Break-even rent $686

Max offer price $89,000

Occupancy floor 54%

Sensitivity live

Price	-10% $637	-5% $612	+0% $586	+5% $561	+10% $536
Rent	-10% $474	-5% $530	+0% $586	+5% $643	+10% $699
Rate	-1.0pp $631	-0.5pp $609	base $586	+0.5pp $563	+1.0pp $540

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	25d	1	0.73mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	45d	1	1.13mi
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	12d	1	1.20mi

Listing history 11 events

1. 2026-06-21
   pricedays on market $89,000 Active 14 DOM
2. 2026-06-18
   days on market $110,000 Active 11 DOM
3. 2026-06-17
   days on market $110,000 Active 10 DOM
4. 2026-06-16
   days on market $110,000 Active 9 DOM
5. 2026-06-15
   days on market $110,000 Active 8 DOM
6. 2026-06-13
   days on market $110,000 Active 6 DOM
7. 2026-06-13
   days on market $110,000 Active 5 DOM
8. 2026-06-10
   days on market $110,000 Active 3 DOM
9. 2026-06-09
   days on market $110,000 Active 2 DOM
10. 2026-06-08
    remarks 693-char remark
11. 2026-06-08
    listed $110,000 Active 1 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: $456 · $38/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$524/yr (+$44/mo · 115.0%)

ⓘ 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: $17,137
• − Mortgage interest: −$4,985
• − Property taxes: −$456
• − Insurance: −$445
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$2,589
• Taxable income: $5,920
• Est. tax owed @ 24.0%: −$1,421
• After-tax cash flow: $5,616/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

+228.4% since first listed

2 events — show timeline

• 2026-06-07 Listed $110,000 WNYREIS
• 2009-10-16 Sold (Public Records) $33,500 Public Records

Property tax history

+10.9%/yr

Latest (2025): $456 · +45.2% YoY. Source: county tax records.