366 Bristol St · Buffalo, NY 14206

$94,900

1 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 10 Days on market

Built 1900 2,900 sqft lot

---

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
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 366 Bristol Street. This very well maintained home has so much to offer! Walk into the large Kitchen with Appliances Included. Refrigerator, Gas Stove – 2022, Dishwasher, 2024, Microwave – 2023, 1st Floor Laundry – Stackable Washer/Dryer- 2024. Roof-2024, Furnace-2021, Furnace cleaned and serviced annually. Large Hot Water Tank-2014. The back room can be an Office or a small Bedroom. The Room off the Primary Bedroom is now a Walk In Closet and could be a nursery. Enjoy the summer on the covered porch on side of house with fully fenced yard. Camper in yard has been revamped into a Workshop – a must see!! There is a Step 2 Storage Shed and a flower gard

Key facts

• Covered porch
• First floor laundry
• Large kitchen

Tags

• LARGE KITCHEN
• APPLIANCES INCLUDED
• FIRST FLOOR LAUNDRY
• WALK IN CLOSET
• COVERED PORCH
• FULLY FENCED YARD

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electric
• Home design: Single-story home; Existing construction; Entry level on main floor; Faces city street
• Construction: Composite siding; Vinyl siding; Asphalt roof; Stone foundation; Built (existing)
• Exterior features: Fully fenced yard; Covered porch

Interior

• Kitchen: Gas oven; Gas range; Range hood; Microwave; Dishwasher; Refrigerator; Freezer; Exhaust fan; Eat-in kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Laminate; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Window cooling units; Wall cooling units
• Interior features: Ceiling fan(s); Central vacuum; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Home office; Living/dining room; Natural woodwork; Convertible bedroom; Workshop; Accessible bedroom; Low-threshold shower; No stairs
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 13.1% 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: 170 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 36% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($656 loan paydown + $8k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.60% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.40%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $217,971
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Thomas St	0.37mi	2/1.0 (+1)	1,074 (+2%)	18mo	$83,000	$77	60
511 William St	0.55mi	2/1.5 (+1)	990 (-6%)	2mo	$205,000	$207	56

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

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.5%
• Equity multiple: 3.78×
• Total profit: $73,882
• Equity at exit: $72,475

10-year hold

• IRR: 35.2%
• Equity multiple: 8.11×
• Total profit: $188,853
• Equity at exit: $144,224

Cash invested: $26,572 (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 14206

• Home prices YoY: 1.8%
• Active inventory: 170
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $540

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 59%

Sensitivity live

Price	-10% $606	-5% $573	+0% $540	+5% $507	+10% $475
Rent	-10% $421	-5% $480	+0% $540	+5% $600	+10% $660
Rate	-1.0pp $588	-0.5pp $564	base $540	+0.5pp $516	+1.0pp $491

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
674 Clinton St Unit 6 Buffalo, NY	1.0	1.0	800	$1,650	$2.06	15d	1	0.32mi
140 Seymour St Unit First Floor Buffalo, NY	2.0	1.0	1300	$1,800	$1.38	4d	1	0.34mi
140 Seymour St Buffalo, NY	2.0	1.0	1300	$1,800	$1.38	24d	1	0.34mi
140 Seymour St Buffalo, NY	1.0	1.0	1300	$1,500	$1.15	4d	1	0.34mi
141 Vandalia St Unit Lower back Buffalo, NY	2.0	1.0	850	$1,075	$1.26	44d	1	1.25mi
230 Scott St Buffalo, NY	1.0–2.0	1.0–2.0	1285	$1,695	$1.32	2d	4	1.32mi
141 Elm St Buffalo, NY	1.0	1.0–1.5	1089	$1,500	$1.38	4d	1	1.34mi
149 Swan St #404 Buffalo, NY	2.0	2.0	1237	$2,050	$1.66	12d	1	1.37mi
149 Swan St #404 Buffalo, NY	2.0	2.0	1237	$2,100	$1.70	24d	1	1.37mi
149 Swan St Buffalo, NY	1.0	1.0	965	$1,475	$1.53	44d	1	1.37mi
149 Swan St #109 Buffalo, NY	1.0	1.0	960	$1,450	$1.51	44d	1	1.37mi
225 Louisiana St Buffalo, NY	1.0–3.0	1.0–2.0	1164	$1,734	$1.49	2d	7	1.45mi

Listing history 4 events

1. 2026-06-02
   status $94,900 Pending 10 DOM
2. 2026-06-01
   days on market $94,900 Active 10 DOM
3. 2026-05-31
   days on market $94,900 Active 9 DOM
4. 2026-05-22
   listed $98,500 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 ≥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: $18,169
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$2,761
• Taxable income: $5,287
• Est. tax owed @ 24.0%: −$1,269
• After-tax cash flow: $5,214/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): 21,631
• Household income: $50,450
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 841.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 25% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Arabic 2%

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: ▲ 8.06%
• Current HPI: 457.3935
• 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

1 event — show timeline

• 2026-05-22 Listed $98,500 WNYREIS

Property tax history

+11.7%/yr

Latest (2025): $129 · +0.0% YoY. Source: county tax records.