104 Claremont Ave · Buffalo, NY 14222

$475,000

7 bd · 3.0 ba · 3,488 sqft · MultiFamily public records · 11 Days on market

Built 1900 4,050 sqft lot Est $530k · 10% 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 +26.0/30.0
• ARV discount +12.2/15.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

This Owner-occupied 3-unit in the heart of Buffalo’s vibrant West Side presents an exceptional opportunity to own a professionally managed multi-unit property. Meticulously maintained throughout ownership, this property reflects true pride of ownership with thoughtful recent updates throughout, while preserving the timeless character and architectural charm Buffalo homes are known for. Lower unit was owner-occupied for years and has recently undergone extensive updates following the owner’s departure, including a bathroom remodel and beautifully updated kitchen with brand new appliances completely untouched and ready for its next owner or tenant. The third unit has also been ful

Key facts

• Fully renovated
• Recent updates
• Brand new appliances

Tags

• RECENT UPDATES
• BATHROOM REMODEL
• UPDATED KITCHEN
• BRAND NEW APPLIANCES
• FULLY RENOVATED
• MODERN FINISHES

Property features AI

Finance

• Other: Three total units with separate gas and electric meters for each unit
• Financial info: Owner pays water; water included in rent; Operating expenses include manager, professional management, and water/sewer

Exterior

• Parking: No driveway; on-street parking
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property; Cedar and wood siding exterior
• Construction: Cedar and wood siding construction
• Exterior features: Rectangular residential lot with 30 x 135 dimensions; City street frontage

Interior

• Flooring: Hardwood; Luxury vinyl; Tile; Varies
• Bathrooms: Three full bathrooms
• Heating & cooling: Gas baseboard heating
• Interior features: Hardwood, luxury vinyl, tile and varied flooring throughout; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $392/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $475k).

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 (+4.7%/yr); 63 active listings in the ZIP; solid renter incomes; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $5,064/mo this rent would consume 74% of the median local household income ($82k/yr) (locally 978% 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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $133k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $350k; 36% 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 $475,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.07% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $530,176
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 W Delavan Ave	0.30mi	6/3.0 (-1)	3,566 (+2%)	5mo	$451,000	$126	73
388 Lafayette Ave	0.38mi	8/3.0 (+1)	3,539 (+2%)	9mo	$520,000	$147	67
54 Granger Pl	0.26mi	6/3.0 (-1)	3,650 (+5%)	12mo	$570,000	$156	65
637 W Delavan Ave Unit S	0.31mi	6/2.0 (-1)	3,020 (-13%)	1mo	$460,000	$152	54
452 Potomac Ave	0.15mi	6/2.0 (-1)	2,976 (-15%)	11mo	$450,000	$151	51
530 W Ferry St Unit N	0.65mi	7/3.5	3,803 (+9%)	4mo	$749,000	$197	49
738 Auburn Ave	0.55mi	7/3.0	3,174 (-9%)	12mo	$575,000	$181	49
610 Ashland Ave	0.25mi	6/2.0 (-1)	3,050 (-13%)	16mo	$450,000	$148	45
428 Norwood Ave	0.59mi	7/3.0	3,114 (-11%)	18mo	$658,250	$211	40

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 · 4.69% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $6,466
• Equity at exit: $70,824

10-year hold

• IRR: 12.3%
• Equity multiple: 2.04×
• Total profit: $138,416
• Equity at exit: $41,069

Cash invested: $133,000 (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 14222

• Home prices YoY: -31.4%
• Rents YoY: 4.7%
• Active inventory: 63
• Price-to-rent: 23.4×

Monthly cashflow live

• Estimated rent: $5,064 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$136 /mo · $1,631/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,063
• Net cashflow: $1,176

Break-even live

Break-even rent $3,576

Max offer price $475,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$5,064
Total (3 units)			$5,064

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-18
   listed $475,000 Active
2. 2017-10-23
   soldstatus $350,000

ⓘ 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: $1,631 · $136/mo
• Projected year-2 tax: $4,829 · $402/mo
• Expected delta: +$3,198/yr (+$267/mo · 196.1%)

ⓘ 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 ≥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: $60,768
• − Mortgage interest: −$26,607
• − Property taxes: −$1,631
• − Insurance: −$2,375
• − Repairs & maintenance: −$4,861
• − Management: −$4,861
• − Depreciation: −$13,818
• Taxable income: $6,614
• Est. tax owed @ 24.0%: −$1,587
• After-tax cash flow: $12,522/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): 15,311
• Household income: $81,652
• Rent vs Own: 60.1% rent · 39.9% own
• Severe rent burden: 978.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 11% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 3% German/W. Germanic 2% French/Haitian/Cajun 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: ▼ -205.10%
• Current HPI: 448.3711
• Rent YoY: ▲ 4.69%
• 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

+35.7% since first listed

2 events — show timeline

• 2026-05-18 Listed $475,000 WNYREIS
• 2017-10-23 Sold (Public Records) $350,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,631 · +0.0% YoY. Source: county tax records.