77 Whitehall Ave · Buffalo, NY 14220

$249,900

5 bd · 2.0 ba · 1,788 sqft · MultiFamily public records · 6 Days on market

Built 1930 4,025 sqft lot Est $270k · 7% 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 +23.1/30.0
• ARV discount +10.8/15.0
• DSCR +7.4/10.0
• 1% rule +4.8/10.0
• Rent growth +4.4/5.0
• Livability +3.9/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Welcome to 77 Whitehall Ave in demand South Buffalo neighborhood only steps from McKinley Parkway. Great 3 bedroom lower apartment with an updated full bath. Large primary bedroom with oversize closet. Huge living and dining rooms. Lower unit also has central air conditioning. Upper apartment has 2 bedrooms, a full bath and nice sized living room and kitchen. Dry basement and a 2 car garage. Most furnishings in the upper apartment are available to the buyer if they want them. Whether your an investor or owner occupied this home is perfect. Both apartments will be vacant prior to close. No showings before 11am. Square footage in tax record is inaccurate. Square footage is approximately 1968.

Key facts

• Updated full bath
• Dry basement
• 4,025 sq ft lot

Tags

• UPDATED FULL BATH
• CENTRAL AIR CONDITIONING
• DRY BASEMENT

Property features AI

Finance

• Financial info: Two-unit property with separate electric and gas meters for each unit; Operating expense details: see remarks; Owner pays: see remarks

Exterior

• Parking: 2-car garage; Paved parking; On-street parking; two or more spaces available
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story building; Resale property; Architectural shingle roof
• Construction: Block foundation; Copper plumbing; Built as existing (year built details: existing)
• Exterior features: Fully fenced yard; Covered porch; Porch

Interior

• Kitchen: Oven/range and refrigerator in one unit; Dishwasher and oven/range in the other unit; Dining area connected to kitchen in both units; Formal dining room in one unit
• Bedrooms: One unit with 2 bedrooms; One unit with 3 bedrooms
• Flooring: Carpet; Hardwood; Laminate; Luxury vinyl; Vinyl; Varied flooring throughout
• Bathrooms: Two full bathrooms total (one full bath in each unit)
• Heating & cooling: Gas forced-air heating; Central air; Window AC units
• Interior features: Ceiling fans; Window treatments and drapes; Thermal windows; Programmable thermostat
• Laundry & utility: Washer hookup; Washer and dryer included in one unit; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (2.2% below list).
• Recommended offer: $244k (2.2% 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 (+7.6%/yr); 136 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 41% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $87k; list at $250k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $244,400 (2.2% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.98% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $269,988
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Arbour Ln	0.17mi	4/2.0 (-1)	1,856 (+4%)	7mo	$275,000	$148	75
123 Kimberly Ave	0.20mi	4/2.0 (-1)	1,633 (-9%)	4mo	$246,500	$151	68
103 Kimberly Ave	0.19mi	4/2.0 (-1)	1,633 (-9%)	10mo	$271,000	$166	63
16 Culver Rd	0.65mi	4/2.0 (-1)	1,800 (+1%)	7mo	$262,000	$146	57
55 Harding Rd	0.60mi	4/2.0 (-1)	1,844 (+3%)	9mo	$275,000	$149	54
87 Kimberly Ave	0.19mi	4/2.0 (-1)	1,610 (-10%)	22mo	$312,000	$194	52
103 Potters Rd	0.66mi	4/2.0 (-1)	1,866 (+4%)	18mo	$300,000	$161	42
100 Shenandoah Rd	0.49mi	4/2.0 (-1)	1,552 (-13%)	17mo	$265,000	$171	36
180 Tuscarora Rd	0.54mi	4/2.0 (-1)	2,016 (+13%)	18mo	$335,000	$166	34
207 Brookside Dr	0.61mi	4/2.5 (-1)	2,017 (+13%)	12mo	$300,000	$149	33
69 Red Jacket Pkwy	0.69mi	6/2.0 (+1)	2,032 (+14%)	10mo	$229,000	$113	32
41 Leonard St	0.69mi	6/2.0 (+1)	2,056 (+15%)	20mo	$175,000	$85	21

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 · 7.62% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-140
• Equity at exit: $37,261

10-year hold

• IRR: 13.5%
• Equity multiple: 2.28×
• Total profit: $89,899
• Equity at exit: $21,607

Cash invested: $69,972 (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 14220

• Home prices YoY: -26.7%
• Rents YoY: 7.6%
• Active inventory: 136
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $2,444 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $449

Break-even live

Break-even rent $1,876

Max offer price $249,900

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,299
1× unit	2	1	$1,144
Total (2 units)			$2,444

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-08
   status $249,900 Pending 6 DOM
2. 2026-06-07
   days on market $249,900 Active 6 DOM
3. 2026-06-03
   days on market $249,900 Active 2 DOM
4. 2026-06-02
   remarks 699-char remark
5. 2026-06-02
   listed $249,900 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: $809 · $67/mo
• Projected year-2 tax: $2,516 · $210/mo
• Expected delta: +$1,707/yr (+$142/mo · 211.0%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,328
• − Mortgage interest: −$13,998
• − Property taxes: −$809
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − Depreciation: −$7,270
• Taxable income: $1,309
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $5,070/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): 24,428
• Household income: $70,963
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 602.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 10% Cuban 1%
• Common ancestry: Romanian 16% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 4% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 4% Chinese 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: ▼ -146.29%
• Current HPI: 402.5053
• Rent YoY: ▲ 7.62%
• 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

+270.2% since first listed

4 events — show timeline

• 2026-06-01 Listed $249,900 WNYREIS
• 2013-06-04 Sold (Public Records) $87,000 Public Records
• 2006-05-26 Sold (Public Records) $79,500 Public Records
• 2003-09-10 Sold (Public Records) $67,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $809 · +15.5% YoY. Source: county tax records.