43 Hayden St · Buffalo, NY 14210

$235,000

6 bd · 2.0 ba · 2,288 sqft · MultiFamily public records · 13 Days on market

Built 1900 3,300 sqft lot Est $199k · 18% over

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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 +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

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

Sold Before Print

Key facts

• Hot water tank
• Full basement
• Exterior doors

Tags

• VINYL SIDING
• NEW WINDOWS
• HOT WATER TANK
• EXTERIOR DOORS
• INTERIOR PAINTING
• FULL BASEMENT

Property features AI

Finance

• Financial info: Owner pays trash collection and water; Rent includes trash collection and water; Operating expenses may include insurance, structure maintenance, general maintenance, professional management, rent administration, trash and water/sewer

Exterior

• Parking: Concrete parking surface
• Utilities: Electricity connected; High-speed internet available; Cable available; Public water connected; Sewer connected
• Home design: Two-story building; Residential two-unit zoning; Resale condition
• Construction: Vinyl siding; Copper plumbing; Asphalt architectural shingle roof; Block and stone foundation; Built existing (year built details: existing)
• Exterior features: Balcony; Open porch; Near public transit; Rectangular residential lot with 30x110 dimensions; City street frontage

Interior

• Kitchen: Each unit includes an eat-in kitchen; Oven/range, refrigerator, microwave included in at least one unit
• Bedrooms: Two 3-bedroom units
• Flooring: Carpet; Luxury vinyl; Varied flooring
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Natural woodwork; Thermal windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $235k).
• Cap rate 15.7% 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 rising fast (+12.7%/yr); 94 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $4,064/mo this rent would consume 90% of the median local household income ($54k/yr) (locally 959% 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 $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $66k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,000

Questions for the listing agent

1. Built in 1900 — 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 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: 1.73% ✓
• Cap rate: 15.66%
• Cash-on-cash: 33.46%
• DSCR: 2.49
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $199,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Mineral Spring Rd	0.10mi	6/2.0	2,278 (-0%)	0mo	$300,000	$132	94
219 Stevenson St	0.18mi	6/2.0	2,332 (+2%)	6mo	$190,000	$81	83
26 Kamper Ave	0.18mi	6/2.0	2,394 (+5%)	3mo	$179,000	$75	82
110 Armin Pl	0.29mi	5/2.0 (-1)	2,366 (+3%)	1mo	$235,000	$99	75
389 Cumberland Ave	0.52mi	5/2.0 (-1)	2,328 (+2%)	5mo	$280,000	$120	64
96 Stevenson St	0.39mi	6/2.0	2,496 (+9%)	6mo	$272,096	$109	62
218 Stevenson St	0.20mi	5/2.0 (-1)	2,552 (+12%)	7mo	$145,000	$57	60
75 Juniata Pl	0.43mi	6/2.0	2,544 (+11%)	2mo	$245,000	$96	60
71 Buffum St	0.43mi	5/2.0 (-1)	2,136 (-7%)	6mo	$160,000	$75	59
18 Sage Ave	0.38mi	6/2.0	2,578 (+13%)	4mo	$164,500	$64	57
260 Indian Church Rd	0.72mi	6/2.0	2,488 (+9%)	4mo	$217,000	$87	49
132 Edson St	0.70mi	7/3.0 (+1)	2,480 (+8%)	2mo	$210,000	$85	43

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 52.9%
• Equity multiple: 5.05×
• Total profit: $266,220
• Equity at exit: $211,707

10-year hold

• IRR: 48.4%
• Equity multiple: 12.32×
• Total profit: $745,112
• Equity at exit: $456,553

Cash invested: $65,800 (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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $4,064 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$853
• Net cashflow: $1,835

Break-even live

Break-even rent $1,742

Max offer price $235,000

Occupancy floor 50%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$4,065
Total (3 units)			$4,064

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $235,000 Active 13 DOM
2. 2026-06-17
   days on market $235,000 Active 12 DOM
3. 2026-06-16
   days on market $235,000 Active 11 DOM
4. 2026-06-15
   days on market $235,000 Active 10 DOM
5. 2026-06-13
   days on market $235,000 Active 8 DOM
6. 2026-06-13
   days on market $235,000 Active 7 DOM
7. 2026-06-10
   days on market $235,000 Active 5 DOM
8. 2026-06-09
   days on market $235,000 Active 4 DOM
9. 2026-06-08
   days on market $235,000 Active 3 DOM
10. 2026-06-07
    remarks 365-char remark
11. 2026-06-07
    listed $235,000 Active 2 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: $548 · $46/mo
• Projected year-2 tax: $2,260 · $188/mo
• Expected delta: +$1,712/yr (+$143/mo · 312.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $48,768
• − Mortgage interest: −$13,164
• − Property taxes: −$548
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,901
• − Management: −$3,901
• − Depreciation: −$6,836
• Taxable income: $19,242
• Est. tax owed @ 24.0%: −$4,618
• After-tax cash flow: $17,397/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): 15,563
• Household income: $54,197
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 959.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 21% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Other Indo-European 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: ▲ 52.34%
• Current HPI: 431.7951
• Rent YoY: ▲ 12.67%
• 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

+423.4% since first listed

9 events — show timeline

• 2026-06-06 Listed $235,000 WNYREIS
• 2020-12-17 Sold (Public Records) $569,461 Public Records
• 2017-01-27 Sold (Public Records) $58,000 Public Records
• 2016-10-28 Sold (MLS) $58,000 WNYREIS
• 2016-10-26 Pending — WNYREIS
• 2016-10-25 Listed $59,900 WNYREIS
• 2010-05-28 Sold (Public Records) $39,750 Public Records
• 2010-04-15 Sold (MLS) $39,750 WNYREIS
• 2010-01-31 Listed $44,900 WNYREIS

Property tax history

+7.0%/yr

Latest (2025): $548 · +60.3% YoY. Source: county tax records.