143 Okell St · Buffalo, NY 14220

$149,000

5 bd · 3.0 ba · 2,510 sqft · MultiFamily public records · 144 Days on market

Built 1900 Fair condition 7,137 sqft lot Garage $59/sqft · 57% below area

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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
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Here is your opportunity to own a large recently remodeled 3 unit home with full large basement in South Buffalo. The home is across the street from a beautiful park on a neighborhood street and is close to public transportation! One of the apartments is ready for you to live in as a home with a large eat in kitchen, separate dining room and ling room- it has 4 bedrooms and is on the 1st floor. Or you can rent that space at a high prime rate- 4 bedrooms are highly desirable and sought after by tenants. Large lot with detached 2 car garage and private fully fenced yard. This could also easily be converted to a 4 unit by remodeling the unfinished large attic space.

Key facts

• 3 unit property
• Full basement
• 7,137 sq ft lot

Tags

• 3 UNIT PROPERTY
• FULL BASEMENT
• DECENT SIZED BACKYARD
• FLEXIBLE RENTAL OPTIONS
• INCOME PRODUCING OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $149k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $639/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 6.9% 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.
• 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 (+7.6%/yr); 241 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $86k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 2.40% ✓
• Cap rate: 21.73%
• Cash-on-cash: 55.12%
• DSCR: 3.45
• GRM: 3.5

CMA / ARV

• ARV (median comp): $342,763
• List price: $149,000
• Delta: -47.78%
• 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
2267 S Park Ave #2	0.09mi	6/2.0 (+1)	2,496 (-1%)	6mo	$140,000	$56	81
77 Sheffield Ave	0.40mi	6/2.0 (+1)	2,492 (-1%)	2mo	$265,000	$106	69
377 Marilla St	0.07mi	5/2.0	2,160 (-14%)	1mo	$265,000	$123	69
212 Lockwood Ave	0.45mi	6/2.0 (+1)	2,544 (+1%)	3mo	$260,000	$102	66
33 Harding Rd	0.22mi	6/2.0 (+1)	2,670 (+6%)	8mo	$329,000	$123	64
75 Harding Rd	0.27mi	6/2.0 (+1)	2,703 (+8%)	4mo	$305,000	$113	63
111 Harding Rd	0.33mi	4/2.0 (-1)	2,330 (-7%)	6mo	$225,000	$97	59
84 Woodside Ave	0.39mi	6/2.0 (+1)	2,757 (+10%)	1mo	$190,000	$69	56
155 Altruria St	0.37mi	6/2.0 (+1)	2,720 (+8%)	5mo	$169,900	$62	56
140 Aldrich Pl	0.47mi	5/2.0	2,300 (-8%)	11mo	$260,000	$113	51
16 Lorraine Ave	0.73mi	6/2.0 (+1)	2,688 (+7%)	9mo	$240,000	$89	38
17 Lorraine Ave	0.74mi	6/2.0 (+1)	2,780 (+11%)	3mo	$195,000	$70	36

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: 58.3%
• Equity multiple: 3.76×
• Total profit: $115,296
• Equity at exit: $22,216

10-year hold

• IRR: 64.8%
• Equity multiple: 9.06×
• Total profit: $336,090
• Equity at exit: $12,883

Cash invested: $41,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 12 under contract
• Months of supply: 10.4 mo (10%/mo absorbed)
• Median asking: $199,999 ($93/sqft)
• Median days on market: 54 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +47.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14220

• Home prices YoY: -26.7%
• Rents YoY: 7.6%
• Active inventory: 241
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,579 high
• Mortgage (P&I): −$781
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $1,916

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,579
Total (3 units)			$3,579

Break-even live

Break-even rent $1,153

Max offer price $149,000

Occupancy floor 41%

Sensitivity live

Price	-10% $2,001	-5% $1,958	+0% $1,916	+5% $1,874	+10% $1,832
Rent	-10% $1,634	-5% $1,775	+0% $1,916	+5% $2,058	+10% $2,199
Rate	-1.0pp $1,991	-0.5pp $1,954	base $1,916	+0.5pp $1,878	+1.0pp $1,838

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: $37,250
• Closing costs: $4,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Ashton Pl Buffalo, NY	3.0	1.0	1294	$1,100	$0.85	10d	1	0.10mi
74 Woodside Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$1,510	$1.21	93d	1	0.36mi
44 Aldrich Pl Buffalo, NY	3.0	1.0	—	$1,200	—	88d	1	0.37mi
39 Aldrich Pl Buffalo, NY	3.0	1.0	—	$1,200	—	88d	1	0.39mi
178 Ridgewood Rd Unit 3 Buffalo, NY	2.0	1.0	950	$1,200	$1.26	82d	1	0.41mi
212 Lockwood Ave Unit 2 Buffalo, NY	3.0	1.0	1272	$1,350	$1.06	0d	1	0.44mi
212 Lockwood Ave Unit 1 Buffalo, NY	3.0	1.0	1272	$1,475	$1.16	0d	1	0.44mi
101 Aldrich Pl Unit Lower Buffalo, NY	2.0	1.0	900	$1,200	$1.33	10d	1	0.44mi
151 Amber St Unit Upper Buffalo, NY	2.0	1.0	1058	$1,200	$1.13	78d	1	0.48mi
34 Latona Ct Unit 1 Buffalo, NY	2.0	1.0	81039	$1,150	$0.01	99d	1	0.51mi
12 Latona Ct Unit 4 Buffalo, NY	2.0	1.0	81039	$1,050	$0.01	139d	1	0.55mi
1942 S Park Ave Unit 1 Buffalo, NY	1.0	1.0	—	$875	—	10d	1	0.55mi
121 McKinley Pkwy Unit 3 Buffalo, NY	1.0	1.0	925	$1,200	$1.30	82d	1	0.55mi
25 Richfield Ave Buffalo, NY	3.0	1.0	2842	$1,400	$0.49	0d	1	0.56mi
21 Amber St Unit UPPER Buffalo, NY	2.0	1.0	2112	$1,300	$0.62	73d	1	0.57mi
255 Woodside Ave Unit Lower Unit Buffalo, NY	3.0	1.0	1400	$1,650	$1.18	0d	1	0.61mi
281 Woodside Ave Unit 2 Buffalo, NY	3.0	1.0	1300	$1,350	$1.04	0d	1	0.65mi
37 Allegany St Buffalo, NY	1.0	1.0	—	$900	—	10d	1	0.70mi
44 Folger St Buffalo, NY	2.0	1.0	—	$1,000	—	7d	1	0.73mi
43 Nason Pkwy Buffalo, NY	2.0	1.0	3194	$1,200	$0.38	119d	1	0.79mi
43 Nason Pkwy Buffalo, NY	2.0	1.0	3194	$1,200	$0.38	80d	1	0.79mi
43 Nason Pkwy Buffalo, NY	3.0	1.5	3194	$1,600	$0.50	9d	1	0.79mi
13 Nason Pkwy Buffalo, NY	3.0	1.0	2352	$1,400	$0.60	9d	1	0.80mi
64 Reed Ave Buffalo, NY	2.0	1.0	—	$1,500	—	110d	1	0.80mi
39 Coronada St Buffalo, NY	3.0	1.0	—	$1,200	—	139d	1	0.80mi
85 Como Ave Buffalo, NY	3.0	1.0	1257	$1,600	$1.27	0d	1	0.82mi
723 Ridge Rd Unit 404 Lackawanna, NY	1.0	1.0	320	$829	$2.59	9d	1	0.85mi
86 Edgewood Ave Buffalo, NY	2.0	2.0	1700	$1,650	$0.97	0d	1	0.87mi
719 Abbott Rd Unit uppe Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	0d	1	0.89mi
29 Apple Ave Buffalo, NY	3.0	1.0	2346	$1,300	$0.55	9d	1	0.92mi
505 Ridge Rd Unit Lower Front Lackawanna, NY	1.0	1.0	—	$775	—	6d	1	0.93mi
111 Southside Pkwy Buffalo, NY	1.0	1.0	1000	$1,000	$1.00	119d	1	0.95mi
30 Macamley St Unit 1 Buffalo, NY	3.0	2.0	2392	$1,300	$0.54	10d	1	1.04mi
133 Orchard Pl Lackawanna, NY	1.0–2.0	1.0	700	$1,855	$2.65	0d	1	1.06mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	106d	1	1.06mi
109 Spaulding St Unit Rear Buffalo, NY	2.0	1.0	3000	$1,150	$0.38	99d	1	1.08mi
109 Spaulding St Unit Rear Buffalo, NY	2.0	1.0	3000	$1,150	$0.38	139d	1	1.08mi
122 Spaulding St Buffalo, NY	3.0	1.0	—	$1,100	—	88d	1	1.11mi
32 Milford St Buffalo, NY	3.0	1.0	—	$1,425	—	139d	1	1.13mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	93d	1	1.14mi

Property features AI

Finance

• Other: Property contains 3 total unitsAll units in community: 3Single gas meter for propertySingle electric meter for property
• Financial info: Owner pays all utilities (for rental units)Rent includes all utilitiesOperating expense details: see remarks

Exterior

• Parking: Two-car garageAdditional parking spaces (two or more)
• Utilities: Sewer connected
• Home design: Two-story buildingResale property
• Construction: Attic/crawl hatchway(s) insulatedExisting construction
• Exterior features: Rectangular lot (approx. 61 x 117)

Interior

• Flooring: Vinyl flooringVaries by area
• Bathrooms: Three full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Full basementBasement has full foundationVaried and vinyl flooring
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-09-24
   days on market $149,000 Active 144 DOM
2. 2026-09-23
   days on market $149,000 Active 143 DOM
3. 2026-09-22
   days on market $149,000 Active 142 DOM
4. 2026-09-21
   days on market $149,000 Active 141 DOM
5. 2026-09-20
   days on market $149,000 Active 140 DOM
6. 2026-09-19
   days on market $149,000 Active 139 DOM
7. 2026-09-18
   days on market $149,000 Active 138 DOM
8. 2026-09-17
   days on market $149,000 Active 137 DOM
9. 2026-09-16
   days on market $149,000 Active 136 DOM
10. 2026-09-15
    days on market $149,000 Active 135 DOM
11. 2026-09-14
    days on market $149,000 Active 134 DOM
12. 2026-09-13
    days on market $149,000 Active 133 DOM
13. 2026-09-12
    days on market $149,000 Active 132 DOM
14. 2026-09-11
    pricedays on market $149,000 Active 131 DOM
15. 2026-09-05
    days on market $179,000 Active 125 DOM
16. 2026-09-04
    days on market $179,000 Active 124 DOM
17. 2026-09-03
    days on market $179,000 Active 123 DOM
18. 2026-08-31
    days on market $179,000 Active 120 DOM
19. 2026-08-29
    days on market $179,000 Active 118 DOM
20. 2026-08-28
    pricedays on market $179,000 Active 117 DOM
21. 2026-08-27
    days on market $189,000 Active 116 DOM
22. 2026-08-25
    days on market $189,000 Active 114 DOM
23. 2026-08-24
    days on market $189,000 Active 113 DOM
24. 2026-08-23
    days on market $189,000 Active 112 DOM
25. 2026-08-22
    days on market $189,000 Active 111 DOM
26. 2026-08-21
    days on market $189,000 Active 110 DOM
27. 2026-08-20
    days on market $189,000 Active 109 DOM
28. 2026-08-19
    days on market $189,000 Active 108 DOM
29. 2026-08-18
    days on market $189,000 Active 107 DOM
30. 2026-08-17
    days on market $189,000 Active 106 DOM
31. 2026-08-16
    days on market $189,000 Active 105 DOM
32. 2026-08-15
    days on market $189,000 Active 104 DOM
33. 2026-08-14
    days on market $189,000 Active 103 DOM
34. 2026-08-13
    days on market $189,000 Active 102 DOM
35. 2026-08-12
    days on market $189,000 Active 101 DOM
36. 2026-08-11
    days on market $189,000 Active 100 DOM
37. 2026-08-10
    days on market $189,000 Active 99 DOM
38. 2026-08-09
    pricedays on market $189,000 Active 98 DOM
39. 2026-08-08
    days on market $204,000 Active 97 DOM
40. 2026-08-07
    days on market $204,000 Active 96 DOM
41. 2026-08-06
    days on market $204,000 Active 95 DOM
42. 2026-08-05
    days on market $204,000 Active 94 DOM
43. 2026-08-04
    days on market $204,000 Active 93 DOM
44. 2026-08-03
    days on market $204,000 Active 92 DOM
45. 2026-07-31
    days on market $204,000 Active 89 DOM
46. 2026-07-30
    days on market $204,000 Active 88 DOM
47. 2026-07-30
    days on market $204,000 Active 87 DOM
48. 2026-07-28
    days on market $204,000 Active 86 DOM
49. 2026-07-26
    days on market $204,000 Active 84 DOM
50. 2026-07-24
    days on market $204,000 Active 82 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: $812 · $68/mo
• Projected year-2 tax: $1,665 · $139/mo
• Expected delta: +$853/yr (+$71/mo · 105.0%)

ⓘ 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 · 15 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: $42,948
• − Mortgage interest: −$8,346
• − Property taxes: −$812
• − Insurance: −$745
• − Repairs & maintenance: −$3,436
• − Management: −$3,436
• − Depreciation: −$4,335
• Taxable income: $21,838
• Est. tax owed @ 24.0%: −$5,241
• After-tax cash flow: $17,754/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $62,750–$112,950 screening

This property requires significant repairs and maintenance, including roof replacement, exterior siding and paint, flooring replacement, HVAC system replacement, and landscaping improvements. These updates will significantly increase its value and make it more attractive to buyers and renters.

Repairs flagged

• Major roof — The roof appears to be in poor condition and may need replacement.
• Major exterior siding — The exterior siding shows signs of wear and discoloration, and may need replacement.
• Major flooring — The flooring in the interior appears to be worn and may need replacement.
• Major interior walls — The interior walls show signs of wear and discoloration, indicating a need for repainting or repair.
• Major HVAC system — The HVAC system appears to be old and may need replacement or repair.

Value-add opportunities

• Both roof replacement — Replacing the roof will improve the overall condition of the property and increase its value. ↑
• Both exterior siding and paint — Updating the exterior siding and repainting will improve the curb appeal and increase the property's value. ↑
• Both flooring replacement — Replacing the worn flooring will improve the interior condition and increase the property's value. ↑
• Both HVAC system replacement — Replacing the old HVAC system will improve the comfort and energy efficiency of the property and increase its value. ↑
• Both landscaping and curb appeal — Improving the landscaping and curb appeal will enhance the property's overall appearance and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Discovery School F NY #1,444/2,108 Nat'l #19,648/41,679 High South Park High School D NY #999/1,100 Nat'l #6,127/17,239

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

B Composite livability gradescore 77/100

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 · 933,037 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Property contains 3 total unitsAll units in community: 3Single gas meter for propertySingle electric meter for property
• Financial info: Owner pays all utilities (for rental units)Rent includes all utilitiesOperating expense details: see remarks

Exterior

• Parking: Two-car garageAdditional parking spaces (two or more)
• Utilities: Sewer connected
• Home design: Two-story buildingResale property
• Construction: Attic/crawl hatchway(s) insulatedExisting construction
• Exterior features: Rectangular lot (approx. 61 x 117)

Interior

• Flooring: Vinyl flooringVaries by area
• Bathrooms: Three full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Full basementBasement has full foundationVaried and vinyl flooring
• Laundry & utility: Gas water heater

Price history

+265.6% since first listed

21 events — show timeline

• 2026-06-07 Price Changed $219,000 WNYREIS
• 2026-05-04 Listed $235,000 WNYREIS
• 2019-02-01 Sold (Public Records) $100,000 Public Records
• 2019-02-01 Sold (MLS) $100,000 WNYREIS
• 2018-11-07 Pending — WNYREIS
• 2018-11-05 Contingent — WNYREIS
• 2018-11-05 Pending — WNYREIS
• 2018-10-18 Listed $99,900 WNYREIS
• 2018-08-27 Listing Removed — WNYREIS
• 2018-08-02 Listed $110,000 WNYREIS
• 2016-05-24 Sold (MLS) $60,000 WNYREIS
• 2016-05-18 Sold (Public Records) $64,900 Public Records
• 2016-04-11 Pending — WNYREIS
• 2016-03-08 Contingent — WNYREIS
• 2016-03-08 Relisted — WNYREIS
• 2016-03-03 Contingent — WNYREIS
• 2016-02-12 Price Changed $59,900 WNYREIS
• 2016-02-05 Relisted — WNYREIS
• 2016-01-18 Contingent — WNYREIS
• 2015-11-25 Listed $64,900 WNYREIS
• 1995-09-21 Sold (Public Records) $59,900 Public Records

Property tax history

+9.1%/yr

Latest (2025): $812 · +70.5% YoY. Source: county tax records.