41 Briscoe Ave · Buffalo, NY 14211

$99,900

4 bd · 2.0 ba · 1,693 sqft · MultiFamily public records · 126 Days on market

Built 1925 4,950 sqft lot Est $103k · at est. ↓ 21% since listing

---

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 +9.0/15.0
• Appreciation +6.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

41 Briscoe is a 3/1 double in the Schiller Park neighborhood, featuring a new boiler and hot water tank for the lower unit. This home has ample storage, built-in shelving throughout, and walk-in closets, many of which are cedar-lined. Appliances in pictures can be left as a courtesy, but seller will not guarantee, repair nor replace, or can remove if buyer wishes. Upper bathroom has been partially renovated. Please note, this is an estate, so seller has limited property knowledge. EQUAL HOUSING OPPORTUNITY

Key facts

• Hot water tank
• New boiler
• Cedar-lined

Tags

• NEW BOILER
• HOT WATER TANK
• AMPLE STORAGE
• BUILT-IN SHELVING
• WALK-IN CLOSETS
• CEDAR-LINED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.7% 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: 173 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2,375/mo this rent would consume 79% of the median local household income ($36k/yr) (locally 1804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.38% ✓
• Cap rate: 21.71%
• Cash-on-cash: 55.05%
• DSCR: 3.45
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $103,273
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Sattler Ave	0.33mi	4/2.0	1,746 (+3%)	6mo	$94,500	$54	74
173 Briscoe Ave	0.25mi	4/2.0	1,832 (+8%)	6mo	$270,000	$147	70
20 Littlefield Ave	0.14mi	4/2.0	1,568 (-7%)	15mo	$95,000	$61	69
262 Sumner Pl	0.47mi	4/2.0	1,660 (-2%)	11mo	$72,000	$43	66
129 Woodell Ave	0.62mi	4/2.0	1,748 (+3%)	8mo	$192,500	$110	59
49 Countess Ave	0.52mi	5/2.0 (+1)	1,650 (-2%)	17mo	$90,000	$55	52
221 May St	0.73mi	5/2.0 (+1)	1,794 (+6%)	8mo	$91,000	$51	45
19 Moeller St	0.56mi	4/2.0	1,920 (+13%)	10mo	$152,000	$79	43
21 Antwerp St	0.57mi	4/2.0	1,920 (+13%)	10mo	$130,000	$68	42
111 Woodell Ave	0.60mi	4/2.0	1,853 (+10%)	19mo	$95,000	$51	40
43 Newburgh Ave	0.65mi	5/2.0 (+1)	1,858 (+10%)	11mo	$176,500	$95	39
65 Goembel Ave	0.68mi	5/2.0 (+1)	1,910 (+13%)	8mo	$110,000	$58	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.0%
• Equity multiple: 4.17×
• Total profit: $88,802
• Equity at exit: $39,669

10-year hold

• IRR: 59.4%
• Equity multiple: 8.43×
• Total profit: $207,958
• Equity at exit: $57,329

Cash invested: $27,972 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 173
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,375 high
• Mortgage (P&I): −$524
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $1,283

Break-even live

Break-even rent $751

Max offer price $99,900

Occupancy floor 41%

Sensitivity live

Price	-10% $1,340	-5% $1,311	+0% $1,283	+5% $1,255	+10% $1,227
Rent	-10% $1,096	-5% $1,189	+0% $1,283	+5% $1,377	+10% $1,471
Rate	-1.0pp $1,333	-0.5pp $1,309	base $1,283	+0.5pp $1,257	+1.0pp $1,231

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

Units	Beds	Baths	Est. rent
1× unit	3	1.5	$1,257
1× unit	1	0.5	$1,118
Total (2 units)			$2,375

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	25d	1	0.16mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	3d	1	0.20mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	45d	1	0.26mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	3d	1	0.52mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	18d	1	0.58mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	13d	1	0.79mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	45d	1	0.80mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	20d	1	0.98mi
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	11d	1	1.25mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	45d	1	1.42mi

Listing history 9 events

1. 2026-06-21
   days on market $99,900 Active 126 DOM
2. 2026-06-18
   days on market $99,900 Active 123 DOM
3. 2026-06-17
   days on market $99,900 Active 122 DOM
4. 2026-06-16
   pricestatusdays on market $99,900 Active 121 DOM
5. 2026-03-17
   status Pending
6. 2026-02-11
   price $109,900
7. 2026-01-01
   price $119,900
8. 2025-12-01
   price $129,900
9. 2025-11-17
   listed $139,900 Active

ⓘ 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: $331 · $28/mo
• Projected year-2 tax: $1,009 · $84/mo
• Expected delta: +$679/yr (+$57/mo · 205.3%)

ⓘ 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 ≥93°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: $28,500
• − Mortgage interest: −$5,596
• − Property taxes: −$331
• − Insurance: −$500
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − Depreciation: −$2,906
• Taxable income: $14,608
• Est. tax owed @ 24.0%: −$3,506
• After-tax cash flow: $11,892/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): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

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 0.60)
• Race & ethnicity: Black 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% 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: ▲ 2.05%
• Current HPI: 357.6438
• Rent YoY: —
• 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

-21.4% since first listed

5 events — show timeline

• 2026-03-17 Pending — WNYREIS
• 2026-02-11 Price Changed $109,900 WNYREIS
• 2026-01-01 Price Changed $119,900 WNYREIS
• 2025-12-01 Price Changed $129,900 WNYREIS
• 2025-11-17 Listed $139,900 WNYREIS

Property tax history

+3.2%/yr

Latest (2025): $331 · +0.0% YoY. Source: county tax records.