394 Plymouth Ave · Buffalo, NY 14213

$209,900

3 bd · 1.5 ba · 1,350 sqft · SingleFamily public records · 13 Days on market

Built 1890 3,956 sqft lot Est $230k · 9% under

---

Why this score? — see what drove the C 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 +16.2/30.0
• ARV discount +11.3/15.0
• Appreciation +8.8/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Showings Begin 11/28. Charming 3 bedroom, 1.5 bathroom West Side cottage with desired character of 1890 Buffalo. 3-season garden, featured in Garden Walk with re-built porch with cedar plank ceiling. Updated vestibule leads into the open-concept living and dining room that boasts original wide plank pine floors. Bedroom off the dining room is a flexible space for an office or nursery. Large, freshly painted kitchen with new gas stove has removable island and exposed brick chimney. Mudroom and side entrance off kitchen, leads to basement with washer and gas dryer. Downstairs bathroom and main bedroom, with double closets, have been completely remodeled. Upstairs bedroom with half bath has a large walk in storage area that can be easily turned into office, play area, or additional closet space. Additional storage/attic space found through the transitional space. The backyard, landscaping, and patio are perfect for entertaining and make this space an ideal retreat. 1.5 car detached garage is spacious and sits at the back of this long lot. Home has many upgrades -new roof (4 years), furnace with central AC, electrical. Offers Due 12/7 @Noon.

Key facts

• Movable island
• Electric fireplace
• Rebuilt front porch

Tags

• REBUILT FRONT PORCH
• WIDE PLANK PINE FLOORS
• ELECTRIC FIREPLACE
• EXPOSED BRICK CHIMNEY DETAIL
• MOVABLE ISLAND
• REMODELED FULL BATHROOM

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water connected; Sewer connected; Electric service (standard utilities)
• Home design: Single-story existing home
• Construction: Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Rectangular lot; Main thoroughfare frontage; Lot dimensions approximately 28 x 149

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Separate/formal living room; Kitchen island; Bedroom on main level; Has basement (partial); One fireplace
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (18.5% below list).
• Recommended offer: $171k (18.5% below list) — sets the bar for 1% rule.

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 soft (-0.5%/yr); 138 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,039 (18.5% below list)

Questions for the listing agent

1. Built in 1890 — 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: 0.81% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $229,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 Plymouth Ave	0.32mi	3/2.0	1,404 (+4%)	2mo	$275,000	$196	75
373 Rhode Island St	0.29mi	3/1.5	1,252 (-7%)	8mo	$370,000	$296	67
84 Brayton St	0.38mi	3/1.0	1,262 (-6%)	4mo	$215,000	$170	66
855 West Ave	0.49mi	3/1.5	1,432 (+6%)	3mo	$115,000	$80	64
19 Lawrence Pl	0.37mi	2/1.5 (-1)	1,242 (-8%)	0mo	$365,000	$294	64
119 Albany St	0.44mi	3/1.0	1,408 (+4%)	8mo	$180,000	$128	64
187 Herkimer St	0.70mi	3/1.5	1,425 (+6%)	4mo	$105,000	$74	55
49 Gelston St	0.69mi	3/1.0	1,296 (-4%)	5mo	$139,000	$107	55
341 Vermont St	0.27mi	2/1.0 (-1)	1,147 (-15%)	6mo	$245,000	$214	51
1061 Niagara St	0.50mi	3/1.0	1,183 (-12%)	5mo	$135,500	$115	50
401 B Prospect Ave	0.64mi	3/2.0	1,512 (+12%)	6mo	$268,000	$177	44
9 Congress St	0.71mi	4/1.0 (+1)	1,200 (-11%)	8mo	$130,000	$108	35

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

Projected returns pro-forma

7.51% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.39×
• Total profit: $81,953
• Equity at exit: $152,550

10-year hold

• IRR: 17.6%
• Equity multiple: 4.80×
• Total profit: $223,064
• Equity at exit: $296,441

Cash invested: $58,772 (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 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 138
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$51 /mo · $618/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $112

Break-even live

Break-even rent $1,569

Max offer price $209,900

Occupancy floor 88%

Sensitivity live

Price	-10% $230	-5% $171	+0% $112	+5% $52	+10% $-7
Rent	-10% $-24	-5% $44	+0% $112	+5% $179	+10% $247
Rate	-1.0pp $217	-0.5pp $165	base $112	+0.5pp $57	+1.0pp $2

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 14th St Buffalo, NY	2.0	1.0	1619	$1,300	$0.80	12d	1	0.14mi
367 Connecticut St Unit 2 Buffalo, NY	2.0	2.0	1150	$3,000	$2.61	11d	1	0.28mi
161 16th St Buffalo, NY	3.0	1.5	1500	$2,000	$1.33	25d	1	0.35mi
102 17th St Buffalo, NY	2.0	1.0	1086	$1,290	$1.19	25d	1	0.39mi
124 Normal Ave Unit 2 Buffalo, NY	3.0	1.0	1727	$2,000	$1.16	25d	1	0.41mi
310 Hampshire St Apt 3 Buffalo, NY	3.0	1.0	1200	$1,500	$1.25	45d	1	0.41mi
67 Herkimer St Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	15d	1	0.45mi
460 Rhode Island St Buffalo, NY	2.0	1.0	1089	$1,500	$1.38	15d	1	0.47mi
375 Hampshire St Buffalo, NY	3.0	1.0	1200	$1,100	$0.92	45d	1	0.49mi
608 Niagara St Buffalo, NY	2.0	1.0	1200	$1,195	$1.00	15d	1	0.55mi
411 W Ferry St Buffalo, NY	2.0	1.0	900	$1,100	$1.22	15d	1	0.57mi
550 Busti Ave Unit 2 Buffalo, NY	3.0	1.0	1638	$1,500	$0.92	45d	1	0.62mi
31 Norwood Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,950	$1.95	13d	1	0.63mi
217 Norwood Ave Apt 1 Buffalo, NY	2.0	1.0	1500	$2,700	$1.80	45d	1	0.64mi
118 Ashland Ave Buffalo, NY	3.0	1.0	1326	$1,850	$1.40	15d	1	0.66mi
233 Pennsylvania St Unit 3 Buffalo, NY	2.0	1.0	1200	$1,350	$1.12	11d	1	0.67mi
279 North St Buffalo, NY	1.0–2.0	1.0–2.0	820	$2,050	$2.50	45d	1	0.70mi
196 Auburn Ave Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	45d	1	0.74mi
344 Elmwood Ave Unit 3rd floor Buffalo, NY	2.0	1.0	1000	$1,400	$1.40	25d	1	0.74mi
305 W Utica St Unit B302 Buffalo, NY	2.0	2.0	1180	$2,060	$1.75	15d	1	0.75mi
478 Breckenridge St Buffalo, NY	3.0	1.0	1100	$1,575	$1.43	45d	1	0.75mi
344 Hudson St Unit UPPER Buffalo, NY	2.0	1.0	1065	$1,100	$1.03	45d	1	0.76mi
451 Elmwood Ave Buffalo, NY	2.0	1.0	1633	$3,305	$2.02	45d	1	0.78mi
40 Putnam St Buffalo, NY	4.0	1.0	1600	$2,100	$1.31	25d	1	0.79mi
213 Summer St Unit 3 Buffalo, NY	2.0	1.0	1020	$2,450	$2.40	22d	1	0.82mi
569 Elmwood Ave Buffalo, NY	2.0	1.0	1500	$1,750	$1.17	13d	1	0.83mi
126 Cottage St Unit 4 Buffalo, NY	2.0	2.5	1500	$2,000	$1.33	15d	1	0.83mi
74 Days Park Unit 8 Buffalo, NY	2.0	1.0	1350	$1,695	$1.26	45d	1	0.83mi
257 Lafayette Ave Apt 319 Buffalo, NY	2.0	1.0	900	$1,395	$1.55	25d	1	0.84mi
257 Lafayette Ave Unit 317 Buffalo, NY	2.0	1.0	897	$1,400	$1.56	25d	1	0.84mi
311 Herkimer St #1 Buffalo, NY	3.0	1.0	1272	$1,400	$1.10	15d	1	0.92mi
163 W Delavan Ave Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	25d	1	0.96mi
190 Whitney Pl Buffalo, NY	3.0	1.0	1180	$1,550	$1.31	45d	1	0.96mi
1360 Niagara St Buffalo, NY	1.0–2.0	1.0–2.0	1252	$2,396	$1.91	3d	2	0.98mi
21 College St Buffalo, NY	3.0	1.0	1104	$1,850	$1.68	25d	1	0.99mi
888 Delaware Ave Buffalo, NY	2.0	1.0–2.0	899	$2,440	$2.71	25d	1	1.00mi
370 Virginia St Unit 3 Buffalo, NY	2.0	1.0	1050	$1,300	$1.24	45d	1	1.03mi
916 Delaware Ave Buffalo, NY	2.0	1.0	750	$1,625	$2.17	4d	9	1.04mi
232 Dewitt St Buffalo, NY	3.0	1.0	1200	$1,300	$1.08	25d	1	1.07mi
217 W Tupper St Unit 2 Buffalo, NY	3.0	1.0	1150	$1,350	$1.17	45d	1	1.08mi

Listing history 17 events

1. 2026-06-10
   status $209,900 Pending 13 DOM
2. 2026-06-09
   days on market $209,900 Active 13 DOM
3. 2026-06-08
   days on market $209,900 Active 12 DOM
4. 2026-06-07
   days on market $209,900 Active 11 DOM
5. 2026-06-03
   days on market $209,900 Active 7 DOM
6. 2026-06-02
   days on market $209,900 Active 6 DOM
7. 2026-06-01
   days on market $209,900 Active 5 DOM
8. 2026-05-31
   days on market $209,900 Active 4 DOM
9. 2026-05-27
   listed $209,900 Active
10. 2023-02-06
    soldstatus $190,100 Closed Sale or Rented 1155-char remark

    Show marketing remark (1155 chars)

    Showings Begin 11/28. Charming 3 bedroom, 1.5 bathroom West Side cottage with desired character of 1890 Buffalo. 3-season garden, featured in Garden Walk with re-built porch with cedar plank ceiling. Updated vestibule leads into the open-concept living and dining room that boasts original wide plank pine floors. Bedroom off the dining room is a flexible space for an office or nursery. Large, freshly painted kitchen with new gas stove has removable island and exposed brick chimney. Mudroom and side entrance off kitchen, leads to basement with washer and gas dryer. Downstairs bathroom and main bedroom, with double closets, have been completely remodeled. Upstairs bedroom with half bath has a large walk in storage area that can be easily turned into office, play area, or additional closet space. Additional storage/attic space found through the transitional space. The backyard, landscaping, and patio are perfect for entertaining and make this space an ideal retreat. 1.5 car detached garage is spacious and sits at the back of this long lot. Home has many upgrades -new roof (4 years), furnace with central AC, electrical. Offers Due 12/7 @Noon.

11. 2023-02-06
    soldstatus $190,100

    Show marketing remark (1155 chars)

    Showings Begin 11/28. Charming 3 bedroom, 1.5 bathroom West Side cottage with desired character of 1890 Buffalo. 3-season garden, featured in Garden Walk with re-built porch with cedar plank ceiling. Updated vestibule leads into the open-concept living and dining room that boasts original wide plank pine floors. Bedroom off the dining room is a flexible space for an office or nursery. Large, freshly painted kitchen with new gas stove has removable island and exposed brick chimney. Mudroom and side entrance off kitchen, leads to basement with washer and gas dryer. Downstairs bathroom and main bedroom, with double closets, have been completely remodeled. Upstairs bedroom with half bath has a large walk in storage area that can be easily turned into office, play area, or additional closet space. Additional storage/attic space found through the transitional space. The backyard, landscaping, and patio are perfect for entertaining and make this space an ideal retreat. 1.5 car detached garage is spacious and sits at the back of this long lot. Home has many upgrades -new roof (4 years), furnace with central AC, electrical. Offers Due 12/7 @Noon.

12. 2022-12-14
    status Under Contract- Do Not Show 1155-char remark

    Show marketing remark (1155 chars)

    Showings Begin 11/28. Charming 3 bedroom, 1.5 bathroom West Side cottage with desired character of 1890 Buffalo. 3-season garden, featured in Garden Walk with re-built porch with cedar plank ceiling. Updated vestibule leads into the open-concept living and dining room that boasts original wide plank pine floors. Bedroom off the dining room is a flexible space for an office or nursery. Large, freshly painted kitchen with new gas stove has removable island and exposed brick chimney. Mudroom and side entrance off kitchen, leads to basement with washer and gas dryer. Downstairs bathroom and main bedroom, with double closets, have been completely remodeled. Upstairs bedroom with half bath has a large walk in storage area that can be easily turned into office, play area, or additional closet space. Additional storage/attic space found through the transitional space. The backyard, landscaping, and patio are perfect for entertaining and make this space an ideal retreat. 1.5 car detached garage is spacious and sits at the back of this long lot. Home has many upgrades -new roof (4 years), furnace with central AC, electrical. Offers Due 12/7 @Noon.

13. 2022-11-21
    listed $169,900 Active 1155-char remark

    Show marketing remark (1155 chars)

    Showings Begin 11/28. Charming 3 bedroom, 1.5 bathroom West Side cottage with desired character of 1890 Buffalo. 3-season garden, featured in Garden Walk with re-built porch with cedar plank ceiling. Updated vestibule leads into the open-concept living and dining room that boasts original wide plank pine floors. Bedroom off the dining room is a flexible space for an office or nursery. Large, freshly painted kitchen with new gas stove has removable island and exposed brick chimney. Mudroom and side entrance off kitchen, leads to basement with washer and gas dryer. Downstairs bathroom and main bedroom, with double closets, have been completely remodeled. Upstairs bedroom with half bath has a large walk in storage area that can be easily turned into office, play area, or additional closet space. Additional storage/attic space found through the transitional space. The backyard, landscaping, and patio are perfect for entertaining and make this space an ideal retreat. 1.5 car detached garage is spacious and sits at the back of this long lot. Home has many upgrades -new roof (4 years), furnace with central AC, electrical. Offers Due 12/7 @Noon.

14. 2016-08-26
    soldstatus $82,400 Closed Sale or Rented 213-char remark

    Show marketing remark (213 chars)

    A West Side Winner! Right by D'Youville College. Mechanically sound with a dry basement. Nice living space with plank hardwood flooring in dining room & living room. The West Side is hot - Come take a look!!

15. 2016-08-26
    soldstatus $82,400

    Show marketing remark (213 chars)

    A West Side Winner! Right by D'Youville College. Mechanically sound with a dry basement. Nice living space with plank hardwood flooring in dining room & living room. The West Side is hot - Come take a look!!

16. 2016-07-06
    status Pending Sale 213-char remark

    Show marketing remark (213 chars)

    A West Side Winner! Right by D'Youville College. Mechanically sound with a dry basement. Nice living space with plank hardwood flooring in dining room & living room. The West Side is hot - Come take a look!!

17. 2016-05-04
    listed $84,900 Active 213-char remark

    Show marketing remark (213 chars)

    A West Side Winner! Right by D'Youville College. Mechanically sound with a dry basement. Nice living space with plank hardwood flooring in dining room & living room. The West Side is hot - Come take a look!!

ⓘ 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: $618 · $51/mo
• Projected year-2 tax: $2,082 · $174/mo
• Expected delta: +$1,465/yr (+$122/mo · 237.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% 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 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,525
• − Mortgage interest: −$11,758
• − Property taxes: −$618
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$6,106
• Taxable loss: −$2,290
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $1,888/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): 24,107
• Household income: $53,870
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1501.0

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 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 20% Black 18% Asian 12% Two or more races 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 1%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 16% · Philippines, Canada, India
• Languages at home: 68% English-only · Spanish 12% Other Asian/Pacific 7% Arabic 3%

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: ▲ 7.51%
• Current HPI: 448.4879
• Rent YoY: ▼ -0.49%
• 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

+147.2% since first listed

9 events — show timeline

• 2026-05-27 Listed $209,900 WNYREIS
• 2023-02-06 Sold (Public Records) $190,100 Public Records
• 2023-02-06 Sold (MLS) $190,100 WNYREIS
• 2022-12-14 Pending — WNYREIS
• 2022-11-21 Listed $169,900 WNYREIS
• 2016-08-26 Sold (Public Records) $82,400 Public Records
• 2016-08-26 Sold (MLS) $82,400 WNYREIS
• 2016-07-06 Pending — WNYREIS
• 2016-05-04 Listed $84,900 WNYREIS

Property tax history

+10.9%/yr

Latest (2025): $618 · +28.1% YoY. Source: county tax records.