67 Barton St · Buffalo, NY 14213

$180,000

6 bd · 2.0 ba · 2,420 sqft · MultiFamily public records · 70 Days on market

Built 1900 3,600 sqft lot Est $240k · 25% under

---

Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Multi-family units

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

Listing remarks MLS

Explore this fantastic investment opportunity in Buffalo's sought-after West Side neighborhood. This 3/3 double presents a lucrative chance for savvy investors seeking rental income or future renovation and customization potential. Each unit features three bedrooms, providing spacious and comfortable living arrangements for tenants. The layout includes generous living areas, functional kitchens, and bathrooms, ensuring comfort while preserving the property's original charm. Conveniently located near local amenities, including shops, restaurants, and public transportation, this property offers tenants easy access to everything Buffalo has to offer. With strong rental demand in the area, you can capitalize on a steady stream of income from both units. Don't miss out on this prime opportunity to add a valuable asset to your investment portfolio.

Key facts

• Easy access
• Functional kitchens
• Original charm

Tags

• WEST SIDE NEIGHBORHOOD
• GENEROUS LIVING AREAS
• FUNCTIONAL KITCHENS
• ORIGINAL CHARM
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.0% 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 soft (-0.5%/yr); 137 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $4,536/mo this rent would consume 101% of the median local household income ($54k/yr) (locally 1501% 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 $15k of equity ($1k loan paydown + $14k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $45k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 20% 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 $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 2.52% ✓
• Cap rate: 23.00%
• Cash-on-cash: 59.67%
• DSCR: 3.65
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $239,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Barton St	0.00mi	6/2.0	2,420 (0%)	0mo	$170,000	$70	100
214 W Ferry St Unit N	0.06mi	5/2.0 (-1)	2,296 (-5%)	7mo	$185,000	$81	78
395 Hampshire St	0.34mi	5/2.0 (-1)	2,438 (+1%)	3mo	$165,500	$68	76
238 Barton St	0.31mi	6/2.0	2,246 (-7%)	2mo	$195,000	$87	72
207 Rhode Island St	0.48mi	5/2.0 (-1)	2,436 (+1%)	2mo	$295,500	$121	70
315 Herkimer St	0.48mi	6/2.0	2,303 (-5%)	2mo	$148,000	$64	68
298 Massachusetts Ave	0.29mi	5/2.0 (-1)	2,221 (-8%)	1mo	$220,000	$99	68
187 Auburn Ave	0.25mi	5/2.0 (-1)	2,588 (+7%)	7mo	$289,000	$112	66
288 14th St	0.53mi	5/2.0 (-1)	2,616 (+8%)	6mo	$260,000	$99	52
215 Normal Ave	0.66mi	5/2.0 (-1)	2,626 (+8%)	7mo	$294,000	$112	44
234 Dewitt St	0.60mi	5/3.0 (-1)	2,120 (-12%)	2mo	$59,000	$28	41
38 Ardmore Pl	0.71mi	5/2.0 (-1)	2,121 (-12%)	6mo	$230,000	$108	36

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

Projected returns pro-forma

7.51% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 66.8%
• Equity multiple: 5.26×
• Total profit: $214,863
• Equity at exit: $130,819

10-year hold

• IRR: 61.4%
• Equity multiple: 10.53×
• Total profit: $480,338
• Equity at exit: $254,213

Cash invested: $50,400 (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 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 137
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $4,536 high
• Mortgage (P&I): −$944
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$953
• Net cashflow: $2,506

Break-even live

Break-even rent $1,364

Max offer price $180,000

Occupancy floor 40%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$4,536
Total (3 units)			$4,536

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-06
   status Pending
2. 2026-03-23
   price $180,000
3. 2026-02-17
   price $199,000
4. 2026-01-26
   listed $225,000 Active
5. 2025-02-24
   historical $1,500
6. 2025-02-18
   listed $1,500
7. 2024-11-19
   soldstatus $150,000
8. 2024-10-11
   soldstatus $150,000 Closed 854-char remark

   Show marketing remark (854 chars)

   Explore this fantastic investment opportunity in Buffalo's sought-after West Side neighborhood. This 3/3 double presents a lucrative chance for savvy investors seeking rental income or future renovation and customization potential. Each unit features three bedrooms, providing spacious and comfortable living arrangements for tenants. The layout includes generous living areas, functional kitchens, and bathrooms, ensuring comfort while preserving the property's original charm. Conveniently located near local amenities, including shops, restaurants, and public transportation, this property offers tenants easy access to everything Buffalo has to offer. With strong rental demand in the area, you can capitalize on a steady stream of income from both units. Don't miss out on this prime opportunity to add a valuable asset to your investment portfolio.

9. 2024-08-05
   status Pending 854-char remark

   Show marketing remark (854 chars)

   Explore this fantastic investment opportunity in Buffalo's sought-after West Side neighborhood. This 3/3 double presents a lucrative chance for savvy investors seeking rental income or future renovation and customization potential. Each unit features three bedrooms, providing spacious and comfortable living arrangements for tenants. The layout includes generous living areas, functional kitchens, and bathrooms, ensuring comfort while preserving the property's original charm. Conveniently located near local amenities, including shops, restaurants, and public transportation, this property offers tenants easy access to everything Buffalo has to offer. With strong rental demand in the area, you can capitalize on a steady stream of income from both units. Don't miss out on this prime opportunity to add a valuable asset to your investment portfolio.

10. 2024-06-25
    listed $174,999 Active 854-char remark

    Show marketing remark (854 chars)

    Explore this fantastic investment opportunity in Buffalo's sought-after West Side neighborhood. This 3/3 double presents a lucrative chance for savvy investors seeking rental income or future renovation and customization potential. Each unit features three bedrooms, providing spacious and comfortable living arrangements for tenants. The layout includes generous living areas, functional kitchens, and bathrooms, ensuring comfort while preserving the property's original charm. Conveniently located near local amenities, including shops, restaurants, and public transportation, this property offers tenants easy access to everything Buffalo has to offer. With strong rental demand in the area, you can capitalize on a steady stream of income from both units. Don't miss out on this prime opportunity to add a valuable asset to your investment portfolio.

ⓘ 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: $701 · $58/mo
• Projected year-2 tax: $1,871 · $156/mo
• Expected delta: +$1,171/yr (+$98/mo · 167.1%)

ⓘ 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 · 14 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: $54,432
• − Mortgage interest: −$10,083
• − Property taxes: −$701
• − Insurance: −$900
• − Repairs & maintenance: −$4,355
• − Management: −$4,355
• − Depreciation: −$5,236
• Taxable income: $28,803
• Est. tax owed @ 24.0%: −$6,913
• After-tax cash flow: $23,161/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): 24,107
• Household income: $53,870
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1501.0

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 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 20% Black 18% Asian 12% Two or more races 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 1%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 16% · Philippines, Canada, India
• Languages at home: 68% English-only · Spanish 12% Other Asian/Pacific 7% Arabic 3%

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: ▲ 7.51%
• Current HPI: 448.4879
• Rent YoY: ▼ -0.49%
• 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

+2.9% since first listed

10 events — show timeline

• 2026-04-06 Pending — WNYREIS
• 2026-03-23 Price Changed $180,000 WNYREIS
• 2026-02-17 Price Changed $199,000 WNYREIS
• 2026-01-26 Listed $225,000 WNYREIS
• 2025-02-24 Rental Removed $1,500 RENTSPREE
• 2025-02-18 Listed for Rent $1,500 RENTSPREE
• 2024-11-19 Sold (Public Records) $150,000 Public Records
• 2024-10-11 Sold (MLS) $150,000 WNYREIS
• 2024-08-05 Pending — WNYREIS
• 2024-06-25 Listed $174,999 WNYREIS

Property tax history

+21.7%/yr

Latest (2025): $701 · +0.0% YoY. Source: county tax records.