28 Horton Pl · Buffalo, NY 14209

$299,900

6 bd · 2.0 ba · 2,434 sqft · MultiFamily public records · 26 Days on market

Built 1900 Fair condition 2,435 sqft lot $123/sqft · 48% below area Est $573k · 48% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Appreciation +5.9/10.0
• Rent growth +4.6/5.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.2/5.0

Multi-family units

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

Listing remarks

This two family live in or investment opportunity is available again! Available for $299,900 after appraising for $335,000. Don't miss the opportunity this time. Home has been updated over the last few years with new kitchens and baths, paint, flooring, fixtures. All appliances are included. Lower is ready to move into with a tenant in the upper.

Key facts

• New kitchens
• New baths
• Included appliances

Tags

• NEW KITCHENS
• NEW BATHS
• INCLUDED APPLIANCES

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $300k. Condition is rated fair.
• This rent per unit runs 43% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $508/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 6.9% 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.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: Rents rising fast (+8.5%/yr); 78 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (1.9% local appreciation)).
• At projected returns (1.9% appreciation + 8.0% rent growth), your $84k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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.
• Current owner paid $90k; list at $300k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $295,401 (1.5% below list)

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 7.0

CMA / ARV

• ARV (median comp): $573,086
• List price: $299,900
• Delta: -47.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
192 Northland Ave	0.55mi	6/2.0	2,438 (+0%)	1mo	$211,000	$87	73
933 Lafayette Ave	0.07mi	6/2.0	2,182 (-10%)	18mo	$150,000	$69	64
55 Beverly Rd	0.58mi	6/2.0	2,402 (-1%)	12mo	$285,000	$119	61
21 Horton Pl	0.03mi	6/3.0	2,744 (+13%)	16mo	$505,000	$184	61
1598 Delaware Ave	0.48mi	6/2.0	2,580 (+6%)	9mo	$380,000	$147	60
35 Florida St	0.29mi	6/2.0	2,200 (-10%)	14mo	$250,000	$114	58
56 Eastwood Pl	0.71mi	6/2.0	2,487 (+2%)	7mo	$250,000	$101	58
26 Pleasant Pl	0.68mi	6/2.0	2,346 (-4%)	6mo	$162,000	$69	57
148 Northland Ave	0.47mi	6/2.0	2,670 (+10%)	13mo	$220,000	$82	51
169 Florida St	0.55mi	6/2.0	2,138 (-12%)	6mo	$258,000	$121	49
130 E Delavan Ave Unit N	0.56mi	5/3.0 (-1)	2,258 (-7%)	13mo	$115,000	$51	42
159 Purdy St	0.59mi	6/2.0	2,080 (-14%)	9mo	$212,500	$102	41

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

Projected returns pro-forma

1.86% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.21×
• Total profit: $101,857
• Equity at exit: $116,065

10-year hold

• IRR: 26.6%
• Equity multiple: 4.93×
• Total profit: $329,798
• Equity at exit: $165,444

Cash invested: $83,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 28 under contract
• Months of supply: 6.4 mo (16%/mo absorbed)
• Median asking: $269,900 ($96/sqft)
• Median days on market: 56 d
• This list price: 71% of active listings are priced below it
• ARV vs active asking: +144.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14209

• Home prices YoY: 0.4%
• Rents YoY: 8.5%
• Active inventory: 78
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $3,555 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $1,016

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,556
Total (2 units)			$3,555

Break-even live

Break-even rent $2,269

Max offer price $299,900

Occupancy floor 66%

Sensitivity live

Price	-10% $1,186	-5% $1,101	+0% $1,016	+5% $931	+10% $846
Rent	-10% $735	-5% $876	+0% $1,016	+5% $1,157	+10% $1,297
Rate	-1.0pp $1,167	-0.5pp $1,092	base $1,016	+0.5pp $938	+1.0pp $859

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: $74,975
• Closing costs: $8,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 Oxford Ave Unit Upper Buffalo, NY	3.0	1.0	1100	$1,600	$1.45	119d	1	0.05mi
70 Harvard Pl Buffalo, NY	1.0–2.0	1.0	679	$2,125	$3.13	0d	2	0.18mi
1786 Main St Unit 103 Buffalo, NY	2.0	1.5	1110	$1,677	$1.51	139d	1	0.21mi
1786 Main St Buffalo, NY	2.0	2.0	1110	$1,677	$1.51	10d	1	0.21mi
1786 Main St Unit 104 Buffalo, NY	2.0	2.0	1256	$1,875	$1.49	139d	1	0.21mi
845 Potomac Ave Unit 1 Buffalo, NY	3.0	1.0	2652	$1,500	$0.57	10d	1	0.29mi
1661 Main St Buffalo, NY	1.0–2.0	1.0	1130	$1,845	$1.63	4d	3	0.30mi
1275 Delaware Ave Buffalo, NY	1.0–2.0	1.0–2.0	843	$2,200	$2.61	10d	2	0.32mi
1310 Delaware Ave Buffalo, NY	2.0	1.0	684	$1,275	$1.86	139d	1	0.33mi
822 Potomac Ave Buffalo, NY	2.0	1.0	1700	$1,300	$0.76	85d	1	0.34mi
75 Inwood Pl Unit Lower Buffalo, NY	2.0	1.0	1175	$1,550	$1.32	139d	1	0.35mi
538 Linwood Ave Unit 3 Buffalo, NY	2.0	1.0	975	$1,750	$1.79	10d	1	0.37mi
538 Linwood Ave Unit 3 Buffalo, NY	2.0	1.0	975	$1,695	$1.74	7d	1	0.37mi
88 Florida St Buffalo, NY	2.0	1.0	1296	$1,700	$1.31	93d	1	0.38mi
1560 Delaware Ave Unit 1 Buffalo, NY	3.0	1.0	1000	$2,800	$2.80	119d	1	0.40mi
753 Lafayette Ave Buffalo, NY	3.0	1.0	1750	$1,800	$1.03	93d	1	0.41mi
102 Florida St Buffalo, NY	3.0	1.0	1296	$1,650	$1.27	10d	1	0.41mi
37 Inwood Pl Buffalo, NY	2.0	1.0	5696	$1,600	$0.28	82d	1	0.41mi
37 Inwood Pl Buffalo, NY	2.0	1.0	1600	$1,600	$1.00	10d	1	0.41mi
7 Berkley Pl Buffalo, NY	3.0	1.0	2879	$1,250	$0.43	99d	1	0.41mi
490 Linwood Ave Buffalo, NY	3.0	1.5	1500	$1,750	$1.17	10d	1	0.47mi
98 E Delavan Ave Buffalo, NY	4.0	2.0	3105	$2,000	$0.64	139d	1	0.48mi
945 W Ferry St Buffalo, NY	1.0–2.0	1.0–2.0	1110	$2,151	$1.94	0d	1	0.48mi
825 Forest Ave Unit 1 Buffalo, NY	3.0	1.0	1200	$1,700	$1.42	99d	1	0.49mi
825 Forest Ave Buffalo, NY	3.0	1.0	1200	$2,000	$1.67	119d	1	0.49mi
1165 Delaware Ave Buffalo, NY	1.0–2.0	1.0	658	$1,250	$1.90	139d	1	0.52mi
76 Chester St Unit 1 Buffalo, NY	3.0	1.0	2310	$1,200	$0.52	10d	1	0.56mi
76 Chester St Unit 1 Buffalo, NY	3.0	1.0	1100	$1,000	$0.91	110d	1	0.56mi
677 W Delavan Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,600	$1.60	0d	1	0.57mi
433 Linwood Ave Apt 1 Buffalo, NY	2.0	1.0	—	$1,300	—	139d	1	0.58mi
433 Linwood Ave Unit 433 Linwood 4 Buffalo, NY	2.0	1.0	—	$1,700	—	139d	1	0.58mi
182 Lancaster Ave #1 Buffalo, NY	2.0	1.0	1500	$2,200	$1.47	10d	1	0.64mi
685 Auburn Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,750	$1.46	110d	1	0.67mi
685 Auburn Ave Buffalo, NY	2.0	1.0	1200	$1,600	$1.33	140d	1	0.67mi
2 Agassiz Cir Unit B Buffalo, NY	2.0	1.0	983	$1,950	$1.98	88d	1	0.67mi
2 Agassiz Cir Unit A Buffalo, NY	2.0	1.0	1076	$2,050	$1.91	88d	1	0.67mi
77 Humboldt Pkwy Unit B Buffalo, NY	4.0	2.5	2124	$2,550	$1.20	10d	1	0.67mi
2075 Main St Buffalo, NY	2.0	2.0	872	$1,630	$1.87	7d	5	0.67mi
95 Humboldt Pkwy Unit A Buffalo, NY	4.0	2.0	1800	$2,550	$1.42	10d	1	0.67mi
95 Humboldt Pkwy Unit B Buffalo, NY	3.0	1.5	1323	$2,300	$1.74	88d	1	0.67mi

Property features AI

Finance

• Financial info: Owner pays water; tenants pay all other utilitiesOperating expenses may include insurance, structure maintenance, general maintenance, professional management, and water/sewer

Exterior

• Parking: Concrete surface, no driveway
• Utilities: Electricity connected (circuit breakers)Water connected (public)Sewer connectedCable availableHigh-speed internet available
• Home design: Two-story multi-family (Residential 2 Unit)
• Construction: Brick and frame constructionCopper plumbingAsphalt roofBlock foundationExisting condition
• Exterior features: Near public transitRectangular residential lotCity street frontage

Interior

• Kitchen: Each unit includes a dining area with kitchen and a formal dining room
• Bedrooms: Two 3-bedroom units
• Flooring: Ceramic tileHardwoodVaried flooring
• Bathrooms: Two full bathrooms (one per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Thermal windowsFull basement
• Laundry & utility: Gas water heater (building)

Listing history 50 events

1. 2026-09-23
   days on market $299,900 Active 26 DOM
2. 2026-09-22
   days on market $299,900 Active 25 DOM
3. 2026-09-21
   days on market $299,900 Active 24 DOM
4. 2026-09-20
   days on market $299,900 Active 23 DOM
5. 2026-09-19
   days on market $299,900 Active 22 DOM
6. 2026-09-18
   days on market $299,900 Active 21 DOM
7. 2026-09-17
   days on market $299,900 Active 20 DOM
8. 2026-09-16
   days on market $299,900 Active 19 DOM
9. 2026-09-15
   days on market $299,900 Active 18 DOM
10. 2026-09-14
    days on market $299,900 Active 17 DOM
11. 2026-09-13
    days on market $299,900 Active 16 DOM
12. 2026-09-12
    days on market $299,900 Active 15 DOM
13. 2026-09-11
    days on market $299,900 Active 14 DOM
14. 2026-09-05
    days on market $299,900 Active 8 DOM
15. 2026-09-04
    days on market $299,900 Active 7 DOM
16. 2026-09-03
    days on market $299,900 Active 6 DOM
17. 2026-08-31
    days on market $299,900 Active 3 DOM
18. 2026-08-28
    remarks 348-char remark
19. 2026-08-28
    days on marketlisting id $299,900 Active 1 DOM
20. 2026-08-20
    days on market $299,900 Active 50 DOM
21. 2026-08-19
    days on market $299,900 Active 49 DOM
22. 2026-08-18
    days on market $299,900 Active 48 DOM
23. 2026-08-17
    days on market $299,900 Active 47 DOM
24. 2026-08-16
    days on market $299,900 Active 46 DOM
25. 2026-08-15
    days on market $299,900 Active 45 DOM
26. 2026-08-14
    days on market $299,900 Active 44 DOM
27. 2026-08-13
    days on market $299,900 Active 43 DOM
28. 2026-08-12
    days on market $299,900 Active 42 DOM
29. 2026-08-11
    days on market $299,900 Active 41 DOM
30. 2026-08-10
    days on market $299,900 Active 40 DOM
31. 2026-08-09
    days on market $299,900 Active 39 DOM
32. 2026-08-08
    days on market $299,900 Active 38 DOM
33. 2026-08-07
    days on market $299,900 Active 37 DOM
34. 2026-08-06
    days on market $299,900 Active 36 DOM
35. 2026-08-05
    days on market $299,900 Active 35 DOM
36. 2026-08-04
    days on market $299,900 Active 34 DOM
37. 2026-08-03
    days on market $299,900 Active 33 DOM
38. 2026-07-31
    days on market $299,900 Active 30 DOM
39. 2026-07-30
    days on market $299,900 Active 29 DOM
40. 2026-07-30
    days on market $299,900 Active 28 DOM
41. 2026-07-28
    days on market $299,900 Active 27 DOM
42. 2026-07-26
    statusdays on market $299,900 Active 25 DOM
43. 2026-03-25
    status Pending
44. 2026-03-02
    listed $299,900 Active
45. 2025-11-20
    historical
46. 2025-09-17
    listed $329,900 Active
47. 2025-08-24
    historical
48. 2025-06-17
    price $349,900
49. 2025-05-04
    historical $1,500
50. 2025-05-01
    listed $1,500

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $3,102 · $259/mo
• Expected delta: +$1,966/yr (+$164/mo · 173.1%)

ⓘ 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: $42,660
• − Mortgage interest: −$16,799
• − Property taxes: −$1,136
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,413
• − Management: −$3,413
• − Depreciation: −$8,724
• Taxable income: $7,675
• Est. tax owed @ 24.0%: −$1,842
• After-tax cash flow: $10,351/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $60,850–$109,530 screening

This multi-family home requires significant exterior repairs and maintenance, including siding and roof replacement, to improve its condition and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Signs of wear and tear

Value-add opportunities

• Both paint exterior — Fresh paint can improve curb appeal and value ↑
• Both repair and replace siding — New siding will improve the home's appearance and value ↑
• Both repair and replace roof — A new roof will improve the home's appearance and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Herman Badillo Bilingual Academy F NY #2,062/2,108 Nat'l #38,691/41,679 High Buffalo Academy For The Visual & Performing Arts B+ NY #634/1,100 Nat'l #1,629/17,239

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

B Composite livability gradescore 77/100

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 · 933,037 people
• City population: 440,021
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 8,313
• Household income: $50,046
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 5% of renters

---

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 0.62)
• Race & ethnicity: White 53% Black 30% Hispanic / Latino 11% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 9% · Canada, Dominican Republic, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 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: ▲ 1.86%
• Current HPI: 443.9414
• Rent YoY: ▲ 8.53%
• 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

Property features AI

Finance

• Financial info: Owner pays water; tenants pay all other utilitiesOperating expenses may include insurance, structure maintenance, general maintenance, professional management, and water/sewer

Exterior

• Parking: Concrete surface, no driveway
• Utilities: Electricity connected (circuit breakers)Water connected (public)Sewer connectedCable availableHigh-speed internet available
• Home design: Two-story multi-family (Residential 2 Unit)
• Construction: Brick and frame constructionCopper plumbingAsphalt roofBlock foundationExisting condition
• Exterior features: Near public transitRectangular residential lotCity street frontage

Interior

• Kitchen: Each unit includes a dining area with kitchen and a formal dining room
• Bedrooms: Two 3-bedroom units
• Flooring: Ceramic tileHardwoodVaried flooring
• Bathrooms: Two full bathrooms (one per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Thermal windowsFull basement
• Laundry & utility: Gas water heater (building)

Price history

+233.2% since first listed

20 events — show timeline

• 2026-08-28 Listed $299,900 WNYREIS
• 2026-08-20 Listing Removed — WNYREIS
• 2026-07-24 Relisted — WNYREIS
• 2026-03-25 Pending — WNYREIS
• 2026-03-02 Listed $299,900 WNYREIS
• 2025-11-20 Listing Removed — WNYREIS
• 2025-09-17 Listed $329,900 WNYREIS
• 2025-08-24 Listing Removed — WNYREIS
• 2025-06-17 Price Changed $349,900 WNYREIS
• 2025-05-04 Rental Removed $1,500 TENANTTURNER2
• 2025-05-01 Listed for Rent $1,500 TENANTTURNER2
• 2025-02-26 Listed $359,900 WNYREIS
• 2024-11-16 Rental Removed $1,500 BUILDIUM
• 2024-10-30 Listed for Rent $1,500 BUILDIUM
• 2024-10-04 Rental Removed $1,500 BUILDIUM
• 2024-07-24 Listed for Rent $1,500 BUILDIUM
• 2022-12-08 Rental Removed — BUILDIUM
• 2018-09-07 Listing Removed — WNYREIS
• 2018-04-09 Listed $299,900 WNYREIS
• 2017-02-03 Sold (Public Records) $90,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,136 · -3.5% YoY. Source: county tax records.