29 Parkdale Ave · Buffalo, NY 14213

$210,000

6 bd · 2.0 ba · 2,228 sqft · MultiFamily public records · 23 Days on market

Built 1900 Est $194k · 8% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +8.8/10.0
• Livability +3.9/5.0
• ARV discount +3.7/15.0
• 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

Great westside investment! Two-units with 3BR and long-term tenants. Vinyl siding with upper and lower porches. Newer windows, interior and exterior doors throughout. Must see!

Key facts

• Newer windows
• Vinyl siding
• Built 1900

Tags

• VINYL SIDING
• UPPER AND LOWER PORCHES
• NEWER WINDOWS
• INTERIOR AND EXTERIOR DOORS

Property features AI

Finance

• Other: No additional financial or community amenities provided
• Financial info: Financial details not specified
• HOA & community: HOA and community fee details not specified

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Utilities details not specified
• Home design: Built in 1900; Living area of 2,228 (details on layout and stories not specified)
• Construction: Construction details not specified
• Exterior features: Located in the Grant Ferry subdivision

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: Bathrooms not specified
• Heating & cooling: Heating and cooling details not specified
• Interior features: Original 1900-era character (built in 1900)
• Laundry & utility: Laundry and utility details not specified

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 $3,114/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 $17k of equity ($1k loan paydown + $16k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $59k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $210k implies a 483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,850 (1.5% below list)

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: 1.48% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.88%
• DSCR: 2.11
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $193,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Breckenridge St	0.09mi	6/2.0	2,044 (-8%)	2mo	$175,500	$86	81
238 Barton St	0.39mi	6/2.0	2,246 (+1%)	2mo	$195,000	$87	79
298 Massachusetts Ave	0.36mi	5/2.0 (-1)	2,221 (-0%)	1mo	$220,000	$99	77
315 Herkimer St	0.42mi	6/2.0	2,303 (+3%)	2mo	$148,000	$64	73
395 Hampshire St	0.09mi	5/2.0 (-1)	2,438 (+9%)	3mo	$165,500	$68	73
214 W Ferry St Unit N	0.30mi	5/2.0 (-1)	2,296 (+3%)	7mo	$185,000	$81	70
67 Barton St	0.35mi	6/2.0	2,420 (+9%)	0mo	$170,000	$70	69
385 Auburn Ave	0.16mi	6/2.0	1,920 (-14%)	0mo	$218,000	$114	69
38 Ardmore Pl	0.41mi	5/2.0 (-1)	2,121 (-5%)	6mo	$230,000	$108	63
234 Dewitt St	0.61mi	5/3.0 (-1)	2,120 (-5%)	2mo	$59,000	$28	53
207 Rhode Island St	0.62mi	5/2.0 (-1)	2,436 (+9%)	2mo	$295,500	$121	49
559 Potomac Ave	0.72mi	6/2.0	2,402 (+8%)	6mo	$437,500	$182	48

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: 37.2%
• Equity multiple: 3.52×
• Total profit: $148,433
• Equity at exit: $152,622

10-year hold

• IRR: 32.3%
• Equity multiple: 7.06×
• Total profit: $356,044
• Equity at exit: $296,582

Cash invested: $58,800 (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 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 137
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,114 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $1,219

Break-even live

Break-even rent $1,571

Max offer price $210,000

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,114
Total (2 units)			$3,114

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $210,000 Active 23 DOM
2. 2026-06-17
   days on market $210,000 Active 22 DOM
3. 2026-06-16
   days on market $210,000 Active 21 DOM
4. 2026-06-15
   days on market $210,000 Active 20 DOM
5. 2026-06-13
   days on market $210,000 Active 18 DOM
6. 2026-06-13
   days on market $210,000 Active 17 DOM
7. 2026-06-10
   days on market $210,000 Active 15 DOM
8. 2026-06-09
   days on market $210,000 Active 14 DOM
9. 2026-06-08
   days on market $210,000 Active 13 DOM
10. 2026-06-07
    days on market $210,000 Active 12 DOM
11. 2026-06-03
    days on market $210,000 Active 8 DOM
12. 2026-06-02
    days on market $210,000 Active 7 DOM
13. 2026-06-01
    days on market $210,000 Active 6 DOM
14. 2026-05-31
    days on market $210,000 Active 5 DOM
15. 2026-05-26
    listed $210,000 Active
16. 2013-08-07
    soldstatus $36,000
17. 2010-04-20
    soldstatus $18,000
18. 2006-06-02
    soldstatus $18,000

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $2,088 · $174/mo
• Expected delta: +$1,461/yr (+$122/mo · 232.7%)

ⓘ 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 ≥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: $37,368
• − Mortgage interest: −$11,763
• − Property taxes: −$628
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,989
• − Management: −$2,989
• − Depreciation: −$6,109
• Taxable income: $11,839
• Est. tax owed @ 24.0%: −$2,841
• After-tax cash flow: $11,786/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

+1066.7% since first listed

4 events — show timeline

• 2026-05-26 Listed $210,000 FSBO.com
• 2013-08-07 Sold (Public Records) $36,000 Public Records
• 2010-04-20 Sold (Public Records) $18,000 Public Records
• 2006-06-02 Sold (Public Records) $18,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $628 · +0.0% YoY. Source: county tax records.