252 Dartmouth Ave · Buffalo, NY 14215

$269,900

6 bd · 2.0 ba · 2,532 sqft · MultiFamily public records · 33 Days on market

Built 1920 4,725 sqft lot Est $218k · 24% over

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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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Well maintained, maintenance free brick & vinyl 2-family - each unit having 3 bedrooms, interior boasts great original woodwork including hardwood floors. features include upper newer furnace- 3 yrs. Hot water tank 3 yrs, updated electrical, Pex plumbing throughout basement, glass block windows, vinyl window treatments stay, oak cabinetry, stain glass window front entrance, nice size bedrooms. Driveway and off street parking. This is a great owner occupied home or 2 unit for an investor looking for a positive cash flow. Seeing is buying!

Key facts

• Tenant occupied
• Off street parking
• Full basement

Tags

• INVESTMENT OPPORTUNITY
• MULTI FAMILY PROPERTY
• FULL BASEMENT
• FULL ATTIC
• OFF STREET PARKING
• TENANT OCCUPIED

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $262k (3.0% below list) — sets the bar for market timing.

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 flat; 239 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2,876/mo this rent would consume 77% of the median local household income ($45k/yr) (locally 2873% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $87k; list at $270k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $261,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $217,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
252 Dartmouth Ave	0.00mi	6/2.0	2,532 (0%)	0mo	$265,000	$105	100
411 Minnesota Ave	0.15mi	6/2.0	2,704 (+7%)	5mo	$221,000	$82	78
192 Lisbon Ave	0.44mi	6/2.0	2,526 (-0%)	4mo	$247,000	$98	75
196 Lasalle Ave	0.45mi	6/2.0	2,654 (+5%)	6mo	$200,000	$75	66
319 Lisbon Ave	0.25mi	6/2.0	2,263 (-11%)	6mo	$335,000	$148	66
1375 Kensington Ave	0.53mi	6/2.0	2,514 (-1%)	11mo	$210,000	$84	65
266 Lasalle Ave	0.32mi	6/3.5	2,395 (-5%)	8mo	$350,000	$146	64
563 Lasalle Ave	0.20mi	6/3.0	2,270 (-10%)	8mo	$195,000	$86	63
74 Thatcher Ave	0.42mi	6/2.0	2,442 (-4%)	18mo	$252,000	$103	60
240 Lisbon Ave	0.37mi	6/2.0	2,882 (+14%)	6mo	$200,000	$69	55
19 Dunlop Ave	0.44mi	5/2.0 (-1)	2,160 (-15%)	6mo	$160,000	$74	45
208 Davidson Ave	0.62mi	5/2.0 (-1)	2,199 (-13%)	8mo	$170,000	$77	38

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 · 0.67% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.68×
• Total profit: $-24,371
• Equity at exit: $40,243

10-year hold

• IRR: -3.0%
• Equity multiple: 0.82×
• Total profit: $-13,486
• Equity at exit: $23,336

Cash invested: $75,572 (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 14215

• Home prices YoY: -30.0%
• Rents YoY: 0.7%
• Active inventory: 239
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $2,876 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $407

Break-even live

Break-even rent $2,361

Max offer price $269,900

Occupancy floor 81%

Sensitivity live

Price	-10% $593	-5% $500	+0% $407	+5% $314	+10% $220
Rent	-10% $180	-5% $293	+0% $407	+5% $520	+10% $634
Rate	-1.0pp $543	-0.5pp $475	base $407	+0.5pp $337	+1.0pp $266

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,876
Total (2 units)			$2,876

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Lisbon Ave Buffalo, NY	5.0	2.0	2000	$2,500	$1.25	15d	1	0.44mi
145 Minnesota Ave Buffalo, NY	7.0	2.0	2551	$4,900	$1.92	15d	1	0.50mi
85 Highgate Ave Buffalo, NY	5.0	2.0	2193	$3,750	$1.71	15d	1	0.59mi
24 Custer St Buffalo, NY	5.0	2.0	2500	$3,000	$1.20	15d	1	0.79mi
133 Merrimac St Buffalo, NY	7.0	2.0	2327	$4,450	$1.91	15d	1	1.00mi
80 Capen Blvd Buffalo, NY	5.0	2.5	2591	$2,800	$1.08	3d	1	1.05mi
196 Englewood Ave Buffalo, NY	5.0	1.5	2560	$2,000	$0.78	3d	1	1.12mi

Listing history 9 events

1. 2026-04-14
   status Pending
2. 2026-03-12
   price $269,900
3. 2026-03-11
   price $264,900
4. 2026-03-11
   listed $259,900 Active
5. 2019-07-11
   soldstatus $87,000
6. 2015-04-22
   soldstatus $66,000 549-char remark

   Show marketing remark (549 chars)

   Well maintained, maintenance free brick & vinyl 2-family - each unit having 3 bedrooms, interior boasts great original woodwork including hardwood floors. features include upper newer furnace- 3 yrs. Hot water tank 3 yrs, updated electrical, Pex plumbing throughout basement, glass block windows, vinyl window treatments stay, oak cabinetry, stain glass window front entrance, nice size bedrooms. Driveway and off street parking. This is a great owner occupied home or 2 unit for an investor looking for a positive cash flow. Seeing is buying!

7. 2015-04-22
   soldstatus $66,000

   Show marketing remark (549 chars)

   Well maintained, maintenance free brick & vinyl 2-family - each unit having 3 bedrooms, interior boasts great original woodwork including hardwood floors. features include upper newer furnace- 3 yrs. Hot water tank 3 yrs, updated electrical, Pex plumbing throughout basement, glass block windows, vinyl window treatments stay, oak cabinetry, stain glass window front entrance, nice size bedrooms. Driveway and off street parking. This is a great owner occupied home or 2 unit for an investor looking for a positive cash flow. Seeing is buying!

8. 2015-02-16
   listed $64,400 549-char remark

   Show marketing remark (549 chars)

   Well maintained, maintenance free brick & vinyl 2-family - each unit having 3 bedrooms, interior boasts great original woodwork including hardwood floors. features include upper newer furnace- 3 yrs. Hot water tank 3 yrs, updated electrical, Pex plumbing throughout basement, glass block windows, vinyl window treatments stay, oak cabinetry, stain glass window front entrance, nice size bedrooms. Driveway and off street parking. This is a great owner occupied home or 2 unit for an investor looking for a positive cash flow. Seeing is buying!

9. 2001-12-07
   soldstatus $44,250

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $34,512
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,761
• − Management: −$2,761
• − Depreciation: −$7,852
• Taxable income: $622
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $4,733/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): 42,524
• Household income: $44,955
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2873.0

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 Black (67%)
• Race & ethnicity: Black 67% White 15% Asian 7% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 4% 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: ▼ -126.29%
• Current HPI: 295.2966
• Rent YoY: ▲ 0.67%
• 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

+509.9% since first listed

9 events — show timeline

• 2026-04-14 Pending — WNYREIS
• 2026-03-12 Price Changed $269,900 WNYREIS
• 2026-03-11 Price Changed $264,900 WNYREIS
• 2026-03-11 Listed $259,900 WNYREIS
• 2019-07-11 Sold (Public Records) $87,000 Public Records
• 2015-04-22 Sold (Public Records) $66,000 Public Records
• 2015-04-22 Sold (MLS) $66,000 WNYREIS
• 2015-02-16 Listed $64,400 WNYREIS
• 2001-12-07 Sold (Public Records) $44,250 Public Records

Property tax history

+3.9%/yr

Latest (2025): $409 · +0.0% YoY. Source: county tax records.