241 S Division St · Buffalo, NY 14204

$214,900

3 bd · 1.5 ba · 1,422 sqft · SingleFamily public records · 5 Days on market

Built 1992 5,160 sqft lot $151/sqft · 25% below area Est $285k · 25% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Appreciation +3.3/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 241 South Division. This spacious, newer construction Colonial is ready for its new owner. Conveniently situated in the vibrant Willert Park neighborhood of Buffalo, this move-in ready home is close to all of the amenities and experiences downtown and the waterfront have to offer. A maintenance-free vinyl exterior and inviting covered porch welcome you into this special property. As you enter, brand new carpeting and bright white baseboard trim seamlessly flows throughout the main level floor plan featuring a large living room, formal dining room and expansive family room. The freshly painted and applianced kitchen boasts solid wood cabinetry and provides easy access to a conveni

Key facts

• Covered porch
• Solid wood cabinetry
• Brand new carpeting

Tags

• NEWER CONSTRUCTION COLONIAL
• COVERED PORCH
• BRAND NEW CARPETING
• BRIGHT WHITE BASEBOARD TRIM
• FRESHLY PAINTED KITCHEN
• SOLID WOOD CABINETRY

Property features AI

Finance

• Other: Resale property

Exterior

• Parking: Attached garage with 1 garage space; Garage door opener; On-site storage
• Utilities: Electric connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available; Photovoltaic power production (solar); Gas water heater
• Home design: 2-story residence; Existing condition; City street frontage; Rectangular residential lot (approx. 43 x 120)
• Construction: Vinyl siding; Copper plumbing; Poured foundation; Asphalt architectural shingle roof
• Exterior features: Concrete driveway; Fully fenced yard; Private yard; Covered porch; See remarks

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator
• Bedrooms: Total rooms include living, family, bonus, recreation, sunroom/Florida room, entry foyer and storage (bedroom count not explicitly provided)
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Separate/formal dining room; Entrance foyer; Separate/formal living room; Pantry; Storage; Natural woodwork; Thermal windows
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).

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 (+5.5%/yr); 33 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,311/mo this rent would consume 98% of the median local household income ($28k/yr) (locally 945% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $60k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Recommended offer $214,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $284,680
• List price: $214,900
• Delta: -24.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Seneca St	0.30mi	3/1.5	1,461 (+3%)	17mo	$245,000	$168	67
228 Pine St	0.37mi	3/1.5	1,360 (-4%)	11mo	$272,500	$200	66
234 Walnut St	0.56mi	2/1.5 (-1)	1,380 (-3%)	5mo	$240,000	$174	60
228 Sycamore St	0.72mi	3/1.5	1,442 (+1%)	9mo	$260,900	$181	56
231 Pine St	0.39mi	2/1.5 (-1)	1,540 (+8%)	12mo	$200,000	$130	53
168 Pine St	0.28mi	3/1.5	1,564 (+10%)	21mo	$205,897	$132	53
219 Jefferson Ave	0.64mi	2/2.0 (-1)	1,360 (-4%)	5mo	$154,000	$113	52
541 Perry St	0.74mi	3/1.0	1,367 (-4%)	15mo	$72,500	$53	44
323 Jefferson Ave	0.67mi	3/2.0	1,220 (-14%)	5mo	$195,000	$160	39
595 S Division St	0.66mi	3/2.0	1,508 (+6%)	22mo	$235,000	$156	38
295 Pratt St	0.71mi	3/1.5	1,324 (-7%)	22mo	$235,000	$177	37

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-7,189
• Equity at exit: $32,042

10-year hold

• IRR: 9.2%
• Equity multiple: 1.79×
• Total profit: $47,323
• Equity at exit: $18,581

Cash invested: $60,172 (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 14204

• Home prices YoY: -1.1%
• Rents YoY: 5.5%
• Active inventory: 33
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,311 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $341

Break-even live

Break-even rent $1,880

Max offer price $214,900

Occupancy floor 80%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 Swan St #404 Buffalo, NY	2.0	2.0	1237	$2,100	$1.70	23d	1	0.21mi
149 Swan St #404 Buffalo, NY	2.0	2.0	1237	$2,050	$1.66	11d	1	0.21mi
230 Scott St Buffalo, NY	1.0–2.0	1.0–2.0	1285	$2,325	$1.81	1d	4	0.42mi
237 Main St Buffalo, NY	1.0–3.0	1.5–2.5	1608	$4,035	$2.51	1d	9	0.49mi
298 Main St Buffalo, NY	2.0	2.0	1768	$3,400	$1.92	2d	1	0.50mi
465 Washington St Buffalo, NY	1.0–2.0	1.0–2.0	1388	$2,285	$1.65	1d	5	0.51mi
130 Pearl St #304 Buffalo, NY	2.0	1.0	1010	$2,475	$2.45	23d	1	0.56mi
489 Ellicott St Unit 36 Buffalo, NY	2.0	2.0	1000	$1,550	$1.55	2d	1	0.75mi
100 S Elmwood Ave Buffalo, NY	2.0	2.0	1254	$2,232	$1.78	23d	1	0.85mi
100 S Elmwood Ave Buffalo, NY	2.0	2.0	1213	$2,260	$1.86	2d	2	0.85mi
225 Louisiana St Buffalo, NY	1.0–3.0	1.0–2.0	1164	$2,653	$2.28	1d	7	0.90mi
140 Seymour St Buffalo, NY	2.0	1.0	1300	$1,800	$1.38	23d	1	1.01mi
140 Seymour St Unit First Floor Buffalo, NY	2.0	1.0	1300	$1,800	$1.38	3d	1	1.01mi
628 Ellicott St Buffalo, NY	1.0–2.0	1.0–2.0	1059	$2,812	$2.65	2d	5	1.02mi
17 N Pearl St Buffalo, NY	2.0	2.0	1077	$2,700	$2.51	23d	1	1.15mi
17 N Pearl St Unit 3 Buffalo, NY	3.0	2.0	1197	$3,100	$2.59	23d	1	1.15mi
217 W Tupper St Unit 2 Buffalo, NY	3.0	1.0	1150	$1,350	$1.17	43d	1	1.21mi
44 N Pearl St #5 Buffalo, NY	3.0	1.0	1200	$2,400	$2.00	43d	1	1.21mi
506 Delaware Ave Buffalo, NY	1.0–2.0	1.0–1.5	1190	$2,995	$2.52	10d	6	1.25mi
370 Virginia St Unit 3 Buffalo, NY	2.0	1.0	1050	$1,300	$1.24	43d	1	1.26mi
983 Michigan Ave Buffalo, NY	2.0	1.0–2.0	804	$3,202	$3.98	1d	58	1.28mi
21 College St Buffalo, NY	3.0	1.0	1104	$1,850	$1.68	23d	1	1.31mi
190 Whitney Pl Buffalo, NY	3.0	1.0	1180	$1,550	$1.31	43d	1	1.35mi
901 S Park Ave Unit Lower Buffalo, NY	4.0	1.0	1729	$1,600	$0.93	23d	1	1.35mi
126 Cottage St Unit 4 Buffalo, NY	2.0	2.5	1500	$2,000	$1.33	14d	1	1.45mi
40 North St Unit 306 Buffalo, NY	2.0	1.5	1125	$1,950	$1.73	43d	1	1.47mi
74 Days Park Unit 8 Buffalo, NY	2.0	1.0	1350	$1,695	$1.26	43d	1	1.47mi
19 North St Buffalo, NY	2.0	1.0–2.0	1306	$2,910	$2.23	10d	7	1.50mi

Listing history 4 events

1. 2026-05-06
   status Pending 1424-char remark
2. 2026-05-01
   listed $214,900 Active 1424-char remark
3. 2024-09-18
   status Pending
4. 2024-09-17
   listed $169,000 Active

ⓘ 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 ≥91°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: $27,732
• − Mortgage interest: −$12,038
• − Property taxes: −$3,224
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − Depreciation: −$6,252
• Taxable income: $707
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $3,917/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): 7,932
• Household income: $28,182
• Rent vs Own: 73.5% rent · 26.5% own
• Severe rent burden: 945.0

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 58% White 19% Hispanic / Latino 18% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 14% Dominican 1%
• Common ancestry: Romanian 2% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Russian/Polish/Slavic 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: ▼ -3.36%
• Current HPI: 312.6232
• Rent YoY: ▲ 5.48%
• 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

+27.2% since first listed

4 events — show timeline

• 2026-05-06 Pending — WNYREIS
• 2026-05-01 Listed $214,900 WNYREIS
• 2024-09-18 Pending — WNYREIS
• 2024-09-17 Listed $169,000 WNYREIS

Property tax history

-1.4%/yr

Latest (2025): $373 · +1.7% YoY. Source: county tax records.