63 Briggs Ave · Buffalo, NY 14207

$150,000

2 bd · 1.0 ba · 974 sqft · SingleFamily public records · 5 Days on market

Built 1877 3,485 sqft lot Est $165k · 9% under

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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).

• ARV discount +11.5/15.0
• Cash flow +10.1/30.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully renovated 3 bedroom 1 bath home that is move-in ready. Feautures include updated windows, flooring, plumbing and electrical along with fresh paint throughout. Clean, modern updates make this home ready for its next owner. Nothing to do but move in! Some photos may include AI generated staging for visualization purposes.

Key facts

• Brand new kitchen
• New flooring
• Fresh interior paint

Tags

• BRAND NEW KITCHEN
• UPDATED BATHROOM
• NEW FLOORING
• FRESH INTERIOR PAINT
• UPDATED PLUMBING
• UPDATED ELECTRICAL SYSTEMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (19.8% below list).
• Recommended offer: $120k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 8.0% in Buffalo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+8.2%/yr); 197 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 36% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.
• Current owner paid $55k; list at $150k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,270 (19.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1877 — 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 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: 0.80% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $164,606
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Briggs Ave	0.00mi	3/1.0 (+1)	974 (0%)	0mo	$180,000	$185	95
15 Royal Ave	0.09mi	3/1.0 (+1)	1,046 (+7%)	9mo	$205,000	$196	71
42 Progressive Ave	0.29mi	3/1.0 (+1)	1,019 (+5%)	6mo	$68,000	$67	68
268 Riverside Ave	0.34mi	3/1.0 (+1)	936 (-4%)	5mo	$150,000	$160	68
56 Gallatin Ave	0.29mi	3/1.5 (+1)	1,052 (+8%)	2mo	$178,000	$169	65
6 Copeland Pl	0.27mi	3/1.0 (+1)	1,093 (+12%)	9mo	$185,000	$169	55
108 Argus St	0.70mi	3/1.0 (+1)	993 (+2%)	6mo	$40,000	$40	54
108 Esser Ave	0.42mi	3/1.0 (+1)	1,053 (+8%)	13mo	$120,000	$114	51
112 Condon Ave	0.45mi	3/2.0 (+1)	936 (-4%)	15mo	$175,000	$187	51
14 Copeland Pl	0.25mi	3/1.0 (+1)	1,120 (+15%)	10mo	$210,000	$188	50
94 Farmer St	0.71mi	3/1.0 (+1)	1,100 (+13%)	6mo	$35,000	$32	35
1186 Tonawanda St	0.68mi	3/2.0 (+1)	1,089 (+12%)	11mo	$203,500	$187	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.44×
• Total profit: $-23,440
• Equity at exit: $22,365

10-year hold

• IRR: 0.4%
• Equity multiple: 1.04×
• Total profit: $1,498
• Equity at exit: $12,969

Cash invested: $42,000 (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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 197
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,203 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-86

Break-even live

Break-even rent $1,312

Max offer price $137,486

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-35	+0% $-86	+5% $-138	+10% $-190
Rent	-10% $-181	-5% $-134	+0% $-86	+5% $-39	+10% $9
Rate	-1.0pp $-11	-0.5pp $-48	base $-86	+0.5pp $-125	+1.0pp $-165

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	4d	1	0.29mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	0.34mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	22d	1	0.41mi
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	15d	1	0.58mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	44d	1	0.65mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	3d	1	0.66mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	3d	1	0.66mi
336 East St Buffalo, NY	1.0	1.0	795	$1,000	$1.26	15d	1	0.74mi
215 Thompson St Buffalo, NY	1.0	1.0	700	$800	$1.14	4d	1	0.80mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	44d	1	0.83mi
37 Holmes St Buffalo, NY	1.0	1.0	900	$1,095	$1.22	15d	1	0.98mi
1920 Niagara St Unit 1 Buffalo, NY	2.0	1.0	695	$999	$1.44	44d	1	1.02mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	2d	1	1.03mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	11d	1	1.04mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	24d	1	1.08mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	24d	1	1.19mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	24d	1	1.21mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	2d	1	1.45mi

Listing history 9 events

1. 2026-03-16
   status Pending
2. 2026-03-11
   listed $150,000 Active
3. 2025-10-03
   status Active
4. 2025-08-22
   status Pending
5. 2025-08-15
   listed $150,000 Active
6. 2025-07-01
   historical
7. 2025-06-23
   price $174,999
8. 2025-06-16
   listed $175,000 Active
9. 2024-11-12
   soldstatus $55,000

ⓘ 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 ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,432
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$4,364
• Taxable loss: −$3,643
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $-164/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): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

+172.7% since first listed

9 events — show timeline

• 2026-03-16 Pending — WNYREIS
• 2026-03-11 Listed $150,000 WNYREIS
• 2025-10-03 Relisted — WNYREIS
• 2025-08-22 Pending — WNYREIS
• 2025-08-15 Listed $150,000 WNYREIS
• 2025-07-01 Listing Removed — WNYREIS
• 2025-06-23 Price Changed $174,999 WNYREIS
• 2025-06-16 Listed $175,000 WNYREIS
• 2024-11-12 Sold (Public Records) $55,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $199 · +0.0% YoY. Source: county tax records.