1088 Parkside Ave · Buffalo, NY 14214

$399,000

6 bd · 2.0 ba · 2,893 sqft · MultiFamily public records · 48 Days on market

Built 1925 5,781 sqft lot Est $417k · at est.

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Why this score? — see what drove the D+ 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 +15.1/30.0
• ARV discount +9.4/15.0
• DSCR +4.6/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +2.9/10.0
• 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 MLS

Welcome to 1088 Parkside Ave! This spacious 3/3 North Buffalo double will impress in so many ways. The large corner lot offers plenty of green space, parking for up to 6 cars, and close proximity to shops, restaurants, and the coveted Rails to Trails bike/walking path. Inside both units offer extensive spaces filled with natural light. Inlaid hardwood flooring, beautiful moldings, millwork, and brick fireplaces adding to the charm of each space. Both units have been nicely updated to include new kitchens, baths, and a gas fireplace in the upper currently used by the owner: a newer architectural roof, windows, and mechanics complete this great property. Showings begin Tuesday 3/31 and offers will be reviewed Monday 6/6.. .

Key facts

• Updated bathrooms
• Updated kitchens
• Full walk-up attic

Tags

• CORNER LOT
• UPDATED KITCHENS
• UPDATED BATHROOMS
• INLAID HARDWOOD FLOORS
• FULL WALK-UP ATTIC
• EXPANSIVE DRY BASEMENT

Property features AI

Finance

• Financial info: Multifamily with 2 total units; Separate gas and electric meters for each unit; Owner pays trash collection and water; rent includes trash collection and water; Operating expenses include trash and water/sewer

Exterior

• Parking: Concrete parking with two or more spaces
• Utilities: Electricity connected; Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Two-story multifamily property; Existing condition
• Construction: Brick and wood siding exterior; Asphalt roof; Stone foundation; Built prior to current (existing) listing
• Exterior features: Corner, rectangular lot (47 x 123)

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: Two separate 3-bedroom units (each unit has 3 bedrooms)
• Flooring: Hardwood; Tile; Varies
• Bathrooms: Two full bathrooms (one per unit)
• Heating & cooling: Gas heating; Hot water/radiator system
• Interior features: Ceiling fans; Natural woodwork; Full basement
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $399k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $313k (21.5% below list).
• Recommended offer: $313k (21.5% 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.
• 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: Rents rising fast (+5.8%/yr); 92 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $3,133/mo this rent would consume 65% of the median local household income ($58k/yr) (locally 1820% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $313,344 (21.5% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $416,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Shoshone St	0.13mi	6/2.0	2,896 (+0%)	15mo	$360,000	$124	81
1074 Parkside Ave	0.02mi	6/2.0	2,784 (-4%)	20mo	$430,000	$154	76
1949 Hertel Ave	0.39mi	6/2.0	2,768 (-4%)	13mo	$320,000	$116	63
329 Huntington Ave	0.54mi	5/2.0 (-1)	2,886 (-0%)	8mo	$392,500	$136	62
245 North Dr	0.58mi	6/2.0	2,890 (-0%)	15mo	$492,500	$170	61
752 Tacoma Ave	0.41mi	6/2.0	2,652 (-8%)	10mo	$490,000	$185	58
116 Nicholson St	0.31mi	6/2.0	2,464 (-15%)	13mo	$151,000	$61	50
1829 Hertel Ave	0.39mi	6/2.0	2,528 (-13%)	16mo	$365,000	$144	47
146 Wallace Ave	0.61mi	6/2.0	2,706 (-6%)	19mo	$372,000	$137	45
366 Beard Ave	0.48mi	6/2.0	2,482 (-14%)	17mo	$400,000	$161	40
311 Wellington Rd	0.69mi	5/2.0 (-1)	2,636 (-9%)	11mo	$525,000	$199	39
1 Emsworth Ave	0.71mi	5/3.0 (-1)	2,482 (-14%)	17mo	$250,000	$101	20

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 · 5.81% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.58×
• Total profit: $-47,421
• Equity at exit: $59,492

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $8,192
• Equity at exit: $34,498

Cash invested: $111,720 (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 14214

• Rents YoY: 5.8%
• Active inventory: 92
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,133 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $131

Break-even live

Break-even rent $2,968

Max offer price $399,000

Occupancy floor 91%

Sensitivity live

Price	-10% $357	-5% $244	+0% $131	+5% $18	+10% $-95
Rent	-10% $-117	-5% $7	+0% $131	+5% $255	+10% $378
Rate	-1.0pp $332	-0.5pp $232	base $131	+0.5pp $27	+1.0pp $-78

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Merrimac St Buffalo, NY	7.0	2.0	2327	$4,450	$1.91	16d	1	0.44mi
196 Englewood Ave Buffalo, NY	5.0	1.5	2560	$2,000	$0.78	3d	1	0.44mi
24 Custer St Buffalo, NY	5.0	2.0	2500	$3,000	$1.20	16d	1	0.54mi
85 Highgate Ave Buffalo, NY	5.0	2.0	2193	$3,750	$1.71	16d	1	0.74mi
145 Minnesota Ave Buffalo, NY	7.0	2.0	2551	$4,900	$1.92	16d	1	0.83mi
175 Lisbon Ave Buffalo, NY	5.0	2.0	2000	$2,500	$1.25	16d	1	0.89mi
80 Capen Blvd Buffalo, NY	5.0	2.5	2591	$2,800	$1.08	3d	1	0.93mi

Listing history 13 events

1. 2026-04-28
   status Pending
2. 2026-03-24
   price $399,000
3. 2026-03-11
   listed $419,000 Active
4. 2022-09-27
   soldstatus $381,000
5. 2022-09-26
   soldstatus $381,000 Closed Sale or Rented 732-char remark

   Show marketing remark (732 chars)

   Welcome to 1088 Parkside Ave! This spacious 3/3 North Buffalo double will impress in so many ways. The large corner lot offers plenty of green space, parking for up to 6 cars, and close proximity to shops, restaurants, and the coveted Rails to Trails bike/walking path. Inside both units offer extensive spaces filled with natural light. Inlaid hardwood flooring, beautiful moldings, millwork, and brick fireplaces adding to the charm of each space. Both units have been nicely updated to include new kitchens, baths, and a gas fireplace in the upper currently used by the owner: a newer architectural roof, windows, and mechanics complete this great property. Showings begin Tuesday 3/31 and offers will be reviewed Monday 6/6.. .

6. 2022-06-10
   status Pending Sale 732-char remark

   Show marketing remark (732 chars)

   Welcome to 1088 Parkside Ave! This spacious 3/3 North Buffalo double will impress in so many ways. The large corner lot offers plenty of green space, parking for up to 6 cars, and close proximity to shops, restaurants, and the coveted Rails to Trails bike/walking path. Inside both units offer extensive spaces filled with natural light. Inlaid hardwood flooring, beautiful moldings, millwork, and brick fireplaces adding to the charm of each space. Both units have been nicely updated to include new kitchens, baths, and a gas fireplace in the upper currently used by the owner: a newer architectural roof, windows, and mechanics complete this great property. Showings begin Tuesday 3/31 and offers will be reviewed Monday 6/6.. .

7. 2022-06-07
   status Under Contract- Do Not Show 732-char remark

   Show marketing remark (732 chars)

   Welcome to 1088 Parkside Ave! This spacious 3/3 North Buffalo double will impress in so many ways. The large corner lot offers plenty of green space, parking for up to 6 cars, and close proximity to shops, restaurants, and the coveted Rails to Trails bike/walking path. Inside both units offer extensive spaces filled with natural light. Inlaid hardwood flooring, beautiful moldings, millwork, and brick fireplaces adding to the charm of each space. Both units have been nicely updated to include new kitchens, baths, and a gas fireplace in the upper currently used by the owner: a newer architectural roof, windows, and mechanics complete this great property. Showings begin Tuesday 3/31 and offers will be reviewed Monday 6/6.. .

8. 2022-05-28
   listed $375,000 Active

   Show marketing remark (732 chars)

   Welcome to 1088 Parkside Ave! This spacious 3/3 North Buffalo double will impress in so many ways. The large corner lot offers plenty of green space, parking for up to 6 cars, and close proximity to shops, restaurants, and the coveted Rails to Trails bike/walking path. Inside both units offer extensive spaces filled with natural light. Inlaid hardwood flooring, beautiful moldings, millwork, and brick fireplaces adding to the charm of each space. Both units have been nicely updated to include new kitchens, baths, and a gas fireplace in the upper currently used by the owner: a newer architectural roof, windows, and mechanics complete this great property. Showings begin Tuesday 3/31 and offers will be reviewed Monday 6/6.. .

9. 2022-05-28
   historical

   Show marketing remark (732 chars)

   Welcome to 1088 Parkside Ave! This spacious 3/3 North Buffalo double will impress in so many ways. The large corner lot offers plenty of green space, parking for up to 6 cars, and close proximity to shops, restaurants, and the coveted Rails to Trails bike/walking path. Inside both units offer extensive spaces filled with natural light. Inlaid hardwood flooring, beautiful moldings, millwork, and brick fireplaces adding to the charm of each space. Both units have been nicely updated to include new kitchens, baths, and a gas fireplace in the upper currently used by the owner: a newer architectural roof, windows, and mechanics complete this great property. Showings begin Tuesday 3/31 and offers will be reviewed Monday 6/6.. .

10. 2022-05-28
    listed $375,000 Active 732-char remark

    Show marketing remark (732 chars)

    Welcome to 1088 Parkside Ave! This spacious 3/3 North Buffalo double will impress in so many ways. The large corner lot offers plenty of green space, parking for up to 6 cars, and close proximity to shops, restaurants, and the coveted Rails to Trails bike/walking path. Inside both units offer extensive spaces filled with natural light. Inlaid hardwood flooring, beautiful moldings, millwork, and brick fireplaces adding to the charm of each space. Both units have been nicely updated to include new kitchens, baths, and a gas fireplace in the upper currently used by the owner: a newer architectural roof, windows, and mechanics complete this great property. Showings begin Tuesday 3/31 and offers will be reviewed Monday 6/6.. .

11. 2015-05-22
    soldstatus $155,000
12. 2012-11-01
    soldstatus $140,000
13. 2007-07-27
    soldstatus $124,000

ⓘ 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: $1,031 · $86/mo
• Projected year-2 tax: $3,887 · $324/mo
• Expected delta: +$2,856/yr (+$238/mo · 276.9%)

ⓘ 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: $37,601
• − Mortgage interest: −$22,350
• − Property taxes: −$1,031
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,008
• − Management: −$3,008
• − Depreciation: −$11,607
• Taxable loss: −$5,399
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $2,866/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): 21,314
• Household income: $58,228
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1820.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Black 31% Asian 11% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 4% Other Asian/Pacific 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: ▼ -282.52%
• Current HPI: 373.377
• Rent YoY: ▲ 5.81%
• 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

+221.8% since first listed

13 events — show timeline

• 2026-04-28 Pending — WNYREIS
• 2026-03-24 Price Changed $399,000 WNYREIS
• 2026-03-11 Listed $419,000 WNYREIS
• 2022-09-27 Sold (Public Records) $381,000 Public Records
• 2022-09-26 Sold (MLS) $381,000 WNYREIS
• 2022-06-10 Pending — WNYREIS
• 2022-06-07 Pending — WNYREIS
• 2022-05-28 Listed $375,000 WNYREIS
• 2022-05-28 Listing Removed — WNYREIS
• 2022-05-28 Listed $375,000 WNYREIS
• 2015-05-22 Sold (Public Records) $155,000 Public Records
• 2012-11-01 Sold (Public Records) $140,000 Public Records
• 2007-07-27 Sold (Public Records) $124,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,031 · +0.0% YoY. Source: county tax records.