330 Dearborn St · Buffalo, NY 14207

$144,000

3 bd · 1.0 ba · 1,528 sqft · SingleFamily public records · 16 Days on market

Built 1900 2,475 sqft lot $94/sqft · 13% below area Est $166k · 13% under

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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 +29.8/30.0
• ARV discount +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Black Rock home offers solid mechanics. Great updates are Roof, Siding, and Windows. This single is very well insulated, featuring a wood burning fireplace for snow days. Expansive front porch, picket fence, and fully-fenced back yard for summer enjoyment. Short walk to public transportation and close to I90 and I98 to get you to your destination quickly. Wonderful opportunity to own a home with location near waterfront, restaurants, and easy access to the best that Buffalo has to offer.

Key facts

• Wood stove
• Private backyard
• Front porch

Tags

• PRIVATE BACKYARD
• FRONT PORCH
• REMODELED KITCHEN
• WOOD STOVE
• SHORT WALK TO WATERFRONT
• LARGE WALK-IN CLOSET

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: 2-story frame house; Shingle roof; Block foundation; Existing (resale) condition; City street frontage; Rectangular residential lot (approx. 25 x 99)
• Construction: Frame construction; Built previously (existing); Block foundation; Shingle roof
• Exterior features: Private yard; Open porch

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: Four bedrooms total with one bedroom on the main level and three bedrooms on upper levels; Bedroom sizes include 14 x 12, 11 x 10, 10 x 8, and 8 x 7 (various levels noted)
• Flooring: Carpet; Ceramic tile; Hardwood; Varies
• Bathrooms: One full bathroom
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Separate/formal living room; Bedroom on main level; Partial basement; See remarks
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $142k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 (+8.2%/yr); 199 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,745/mo this rent would consume 53% of the median local household income ($40k/yr) (locally 2177% 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 $996 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $40k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.
• Current owner paid $60k; list at $144k implies a 140% 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 $141,840 (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 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: 1.21% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.75%
• DSCR: 1.70
• GRM: 6.9

CMA / ARV

• ARV (median comp): $166,202
• List price: $144,000
• Delta: -13.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Hoffman Pl	0.10mi	2/1.0 (-1)	1,522 (-0%)	11mo	$88,700	$58	80
103 Austin St	0.12mi	2/1.0 (-1)	1,600 (+5%)	4mo	$75,000	$47	78
111 Gorton St	0.22mi	4/1.0 (+1)	1,508 (-1%)	6mo	$164,900	$109	78
54 Gorton St	0.24mi	3/1.0	1,439 (-6%)	6mo	$155,000	$108	74
246 Amherst St	0.45mi	3/2.0	1,628 (+6%)	2mo	$85,500	$53	62
350 East St	0.19mi	4/1.0 (+1)	1,752 (+15%)	3mo	$110,000	$63	59
476 East St	0.42mi	4/2.0 (+1)	1,618 (+6%)	6mo	$100,000	$62	56
55 Peoria St	0.46mi	2/1.5 (-1)	1,472 (-4%)	15mo	$175,000	$119	53
72 Glor St	0.52mi	3/1.0	1,370 (-10%)	8mo	$160,000	$117	52
38 Ontario St	0.62mi	3/2.0	1,625 (+6%)	10mo	$68,500	$42	48
62 Kail St	0.44mi	4/2.0 (+1)	1,757 (+15%)	7mo	$65,000	$37	40
62 Germain St	0.73mi	3/1.0	1,320 (-14%)	13mo	$80,000	$61	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.48×
• Total profit: $19,521
• Equity at exit: $21,471

10-year hold

• IRR: 24.0%
• Equity multiple: 3.53×
• Total profit: $102,101
• Equity at exit: $12,450

Cash invested: $40,320 (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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 199
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$755
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $529

Break-even live

Break-even rent $1,075

Max offer price $144,000

Occupancy floor 65%

Sensitivity live

Price	-10% $611	-5% $570	+0% $529	+5% $488	+10% $448
Rent	-10% $391	-5% $460	+0% $529	+5% $598	+10% $667
Rate	-1.0pp $602	-0.5pp $566	base $529	+0.5pp $492	+1.0pp $454

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Germain St Buffalo, NY	3.0	1.0	2030	$1,300	$0.64	15d	1	0.71mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	24d	1	0.72mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	22d	1	0.75mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$1,600	$1.23	3d	14	0.78mi
1485 Niagara St Buffalo, NY	1.0–2.0	1.0	925	$2,174	$2.35	3d	1	0.95mi
232 Dewitt St Buffalo, NY	3.0	1.0	1200	$1,300	$1.08	24d	1	1.09mi
185 Potomac Ave Buffalo, NY	2.0	1.0	1200	$1,300	$1.08	24d	1	1.11mi
305 Bird Ave Unit 3 Buffalo, NY	3.0	1.5	1128	$2,300	$2.04	45d	1	1.15mi
309 Bird Ave Unit 1 Buffalo, NY	3.0	1.0	1100	$2,200	$2.00	45d	1	1.16mi
1360 Niagara St Buffalo, NY	1.0–2.0	1.0–2.0	1252	$2,396	$1.91	3d	2	1.17mi
340 Bird Ave #202 Buffalo, NY	2.0	2.5	1505	$2,950	$1.96	11d	1	1.18mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	3d	1	1.19mi
374 Baynes St Buffalo, NY	3.0	1.0	1126	$1,550	$1.38	45d	1	1.24mi
37 Abbottsford Pl Buffalo, NY	3.0	1.0	1130	$1,650	$1.46	45d	1	1.25mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	24d	1	1.26mi
311 Herkimer St #1 Buffalo, NY	3.0	1.0	1272	$1,400	$1.10	15d	1	1.27mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	24d	1	1.28mi
52 Greeley St Unit Upper Buffalo, NY	2.0	1.0	1804	$1,000	$0.55	24d	1	1.29mi
891 Richmond Ave Buffalo, NY	3.0	1.0	1176	$1,800	$1.53	45d	1	1.34mi
836 Richmond Ave Buffalo, NY	4.0	3.5	1982	$4,500	$2.27	45d	1	1.37mi
61 Baxter St Buffalo, NY	3.0	1.0	2014	$1,400	$0.70	3d	1	1.42mi

Listing history 5 events

1. 2026-05-04
   listed $144,000 Active 856-char remark
2. 2018-10-01
   soldstatus $60,000 Closed Sale or Rented 501-char remark

   Show marketing remark (501 chars)

   Charming Black Rock home offers solid mechanics. Great updates are Roof, Siding, and Windows. This single is very well insulated, featuring a wood burning fireplace for snow days. Expansive front porch, picket fence, and fully-fenced back yard for summer enjoyment. Short walk to public transportation and close to I90 and I98 to get you to your destination quickly. Wonderful opportunity to own a home with location near waterfront, restaurants, and easy access to the best that Buffalo has to offer.

3. 2018-10-01
   soldstatus $60,000

   Show marketing remark (501 chars)

   Charming Black Rock home offers solid mechanics. Great updates are Roof, Siding, and Windows. This single is very well insulated, featuring a wood burning fireplace for snow days. Expansive front porch, picket fence, and fully-fenced back yard for summer enjoyment. Short walk to public transportation and close to I90 and I98 to get you to your destination quickly. Wonderful opportunity to own a home with location near waterfront, restaurants, and easy access to the best that Buffalo has to offer.

4. 2018-08-08
   status Pending Sale 501-char remark

   Show marketing remark (501 chars)

   Charming Black Rock home offers solid mechanics. Great updates are Roof, Siding, and Windows. This single is very well insulated, featuring a wood burning fireplace for snow days. Expansive front porch, picket fence, and fully-fenced back yard for summer enjoyment. Short walk to public transportation and close to I90 and I98 to get you to your destination quickly. Wonderful opportunity to own a home with location near waterfront, restaurants, and easy access to the best that Buffalo has to offer.

5. 2018-07-18
   listed $67,000 Active 501-char remark

   Show marketing remark (501 chars)

   Charming Black Rock home offers solid mechanics. Great updates are Roof, Siding, and Windows. This single is very well insulated, featuring a wood burning fireplace for snow days. Expansive front porch, picket fence, and fully-fenced back yard for summer enjoyment. Short walk to public transportation and close to I90 and I98 to get you to your destination quickly. Wonderful opportunity to own a home with location near waterfront, restaurants, and easy access to the best that Buffalo has to offer.

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $1,422 · $118/mo
• Expected delta: +$1,012/yr (+$84/mo · 247.2%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,937
• − Mortgage interest: −$8,066
• − Property taxes: −$409
• − Insurance: −$720
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$4,189
• Taxable income: $4,202
• Est. tax owed @ 24.0%: −$1,009
• After-tax cash flow: $5,341/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): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

+114.9% since first listed

6 events — show timeline

• 2026-05-20 Pending — WNYREIS
• 2026-05-04 Listed $144,000 WNYREIS
• 2018-10-01 Sold (Public Records) $60,000 Public Records
• 2018-10-01 Sold (MLS) $60,000 WNYREIS
• 2018-08-08 Pending — WNYREIS
• 2018-07-18 Listed $67,000 WNYREIS

Property tax history

+8.1%/yr

Latest (2025): $409 · +26.0% YoY. Source: county tax records.