255 Orange St · Buffalo, NY 14204

$72,000

4 bd · 1.0 ba · 1,660 sqft · SingleFamily public records · 179 Days on market

Built 1905 10,500 sqft lot $43/sqft · 26% below area Est $97k · 26% under ↓ 27% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Appreciation +3.3/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this great deal in the Fruit Belt! This 4 bedroom, 2 bathroom single-family home offers a great opportunity for investors or owner-occupants. Conveniently located in the City of Buffalo, just down the street from Downtown Buffalo’s Medical Campus and close to Allentown and Masten Park, with easy access to the Kensington Expressway. An excellent opportunity to renovate and add value in a growing area. Property is being sold as-is.

Key facts

• Easy access
• Total rehab
• Full renovation

Tags

• FULL RENOVATION
• TOTAL REHAB
• FUNCTIONAL LAYOUT
• CONVENIENTLY LOCATED
• EASY ACCESS
• GROWING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.5% 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: Rents rising fast (+5.5%/yr); 33 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $2,012/mo this rent would consume 86% of the median local household income ($28k/yr) (locally 945% 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 $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y ago; this cycle's ask has dropped $16k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 2.80% ✓
• Cap rate: 25.49%
• Cash-on-cash: 68.57%
• DSCR: 4.05
• GRM: 3.0

CMA / ARV

• ARV (median comp): $97,406
• List price: $72,000
• Delta: -26.08%
• 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
23 Cayuga St	0.27mi	3/1.0 (-1)	1,638 (-1%)	9mo	$83,000	$51	73
601 Spring St	0.58mi	4/1.0	1,604 (-3%)	2mo	$45,000	$28	66
91 Southampton St	0.41mi	4/1.0	1,590 (-4%)	13mo	$254,400	$160	63
32 Roehrer Ave	0.46mi	4/2.0	1,661 (+0%)	15mo	$60,000	$36	62
291 Northampton St	0.40mi	4/2.0	1,806 (+9%)	3mo	$255,000	$141	60
285 E North St Unit S	0.04mi	5/1.0 (+1)	1,833 (+10%)	20mo	$75,000	$41	59
113 Laurel St	0.61mi	5/1.0 (+1)	1,544 (-7%)	2mo	$163,000	$106	54
40 Edna Pl	0.43mi	4/2.0	1,507 (-9%)	13mo	$182,500	$121	50
144 Northampton St	0.48mi	3/2.0 (-1)	1,801 (+8%)	9mo	$44,500	$25	47
28 Coe Pl	0.58mi	4/1.0	1,802 (+9%)	21mo	$50,000	$28	41
460 Monroe St	0.66mi	3/2.0 (-1)	1,596 (-4%)	22mo	$144,000	$90	36
59 Landon St	0.65mi	4/1.0	1,424 (-14%)	15mo	$76,500	$54	34

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: 70.7%
• Equity multiple: 4.32×
• Total profit: $66,839
• Equity at exit: $10,735

10-year hold

• IRR: 75.4%
• Equity multiple: 9.67×
• Total profit: $174,865
• Equity at exit: $6,225

Cash invested: $20,160 (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 14204

• Home prices YoY: -1.1%
• Rents YoY: 5.5%
• Active inventory: 33
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$378
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,152

Break-even live

Break-even rent $554

Max offer price $72,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,193	-5% $1,172	+0% $1,152	+5% $1,132	+10% $1,111
Rent	-10% $993	-5% $1,072	+0% $1,152	+5% $1,231	+10% $1,311
Rate	-1.0pp $1,188	-0.5pp $1,170	base $1,152	+0.5pp $1,133	+1.0pp $1,114

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 N Pearl St #5 Buffalo, NY	3.0	1.0	1200	$2,400	$2.00	45d	1	0.80mi
17 N Pearl St Unit 3 Buffalo, NY	3.0	2.0	1197	$3,100	$2.59	24d	1	0.81mi
518 Wilson St Buffalo, NY	5.0	1.5	1848	$1,500	$0.81	24d	1	0.87mi
76 Chester St Unit 1 Buffalo, NY	3.0	1.0	1100	$1,000	$0.91	15d	1	0.87mi
21 College St Buffalo, NY	3.0	1.0	1104	$1,850	$1.68	24d	1	1.14mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	15d	1	1.16mi
118 Ashland Ave Buffalo, NY	3.0	1.0	1326	$1,850	$1.40	15d	1	1.20mi
330 Bryant St Buffalo, NY	3.0	2.0	2224	$2,200	$0.99	21d	1	1.22mi
217 W Tupper St Unit 2 Buffalo, NY	3.0	1.0	1150	$1,350	$1.17	45d	1	1.23mi
73 Inter Park Ave Buffalo, NY	3.0	1.0	2080	$1,300	$0.62	15d	1	1.25mi
102 Florida St Buffalo, NY	3.0	1.0	1296	$1,650	$1.27	45d	1	1.28mi
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	4d	1	1.29mi
563 Humboldt Pkwy Buffalo, NY	3.0	1.0	2004	$1,200	$0.60	24d	1	1.38mi
238 Oxford Ave Unit Upper Buffalo, NY	3.0	1.0	1100	$1,600	$1.45	24d	1	1.42mi
190 Whitney Pl Buffalo, NY	3.0	1.0	1180	$1,550	$1.31	45d	1	1.44mi
685 Auburn Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,750	$1.46	15d	1	1.46mi
740 Elmwood Ave Buffalo, NY	3.0	1.0	2000	$1,995	$1.00	15d	1	1.48mi
124 Normal Ave Unit 2 Buffalo, NY	3.0	1.0	1727	$2,000	$1.16	24d	1	1.49mi

Listing history 49 events

1. 2026-06-21
   days on market $72,000 Active 179 DOM
2. 2026-06-18
   days on market $72,000 Active 176 DOM
3. 2026-06-17
   days on market $72,000 Active 175 DOM
4. 2026-06-16
   days on market $72,000 Active 174 DOM
5. 2026-06-15
   days on market $72,000 Active 173 DOM
6. 2026-06-13
   days on market $72,000 Active 171 DOM
7. 2026-06-13
   days on market $72,000 Active 170 DOM
8. 2026-06-10
   days on market $72,000 Active 168 DOM
9. 2026-06-09
   days on market $72,000 Active 167 DOM
10. 2026-06-08
    days on market $72,000 Active 166 DOM
11. 2026-06-07
    days on market $72,000 Active 165 DOM
12. 2026-06-03
    days on market $72,000 Active 161 DOM
13. 2026-06-02
    days on market $72,000 Active 160 DOM
14. 2026-06-01
    days on market $72,000 Active 159 DOM
15. 2026-05-31
    days on market $72,000 Active 158 DOM
16. 2026-05-05
    price $72,000 449-char remark

    Show marketing remark (449 chars)

    Check out this great deal in the Fruit Belt! This 4 bedroom, 2 bathroom single-family home offers a great opportunity for investors or owner-occupants. Conveniently located in the City of Buffalo, just down the street from Downtown Buffalo’s Medical Campus and close to Allentown and Masten Park, with easy access to the Kensington Expressway. An excellent opportunity to renovate and add value in a growing area. Property is being sold as-is.

17. 2026-04-06
    price $76,000 449-char remark

    Show marketing remark (449 chars)

    Check out this great deal in the Fruit Belt! This 4 bedroom, 2 bathroom single-family home offers a great opportunity for investors or owner-occupants. Conveniently located in the City of Buffalo, just down the street from Downtown Buffalo’s Medical Campus and close to Allentown and Masten Park, with easy access to the Kensington Expressway. An excellent opportunity to renovate and add value in a growing area. Property is being sold as-is.

18. 2026-03-04
    price $80,000 449-char remark

    Show marketing remark (449 chars)

    Check out this great deal in the Fruit Belt! This 4 bedroom, 2 bathroom single-family home offers a great opportunity for investors or owner-occupants. Conveniently located in the City of Buffalo, just down the street from Downtown Buffalo’s Medical Campus and close to Allentown and Masten Park, with easy access to the Kensington Expressway. An excellent opportunity to renovate and add value in a growing area. Property is being sold as-is.

19. 2026-02-04
    price $84,000 449-char remark

    Show marketing remark (449 chars)

    Check out this great deal in the Fruit Belt! This 4 bedroom, 2 bathroom single-family home offers a great opportunity for investors or owner-occupants. Conveniently located in the City of Buffalo, just down the street from Downtown Buffalo’s Medical Campus and close to Allentown and Masten Park, with easy access to the Kensington Expressway. An excellent opportunity to renovate and add value in a growing area. Property is being sold as-is.

20. 2025-12-24
    listed $88,000 Active 449-char remark

    Show marketing remark (449 chars)

    Check out this great deal in the Fruit Belt! This 4 bedroom, 2 bathroom single-family home offers a great opportunity for investors or owner-occupants. Conveniently located in the City of Buffalo, just down the street from Downtown Buffalo’s Medical Campus and close to Allentown and Masten Park, with easy access to the Kensington Expressway. An excellent opportunity to renovate and add value in a growing area. Property is being sold as-is.

21. 2024-04-03
    status Pending
22. 2024-04-03
    status Pending
23. 2024-04-02
    historical
24. 2024-04-02
    historical
25. 2023-04-05
    listed $90,000 Active
26. 2023-04-05
    listed $90,000 Active
27. 2023-01-10
    historical
28. 2023-01-10
    historical
29. 2022-11-28
    price $50,000
30. 2022-11-28
    price $50,000
31. 2022-11-09
    status Active
32. 2022-11-09
    status Active
33. 2022-10-05
    historical Continue to Show- Under Contract
34. 2022-10-05
    historical Continue to Show- Under Contract
35. 2022-10-05
    status Under Contract- Do Not Show
36. 2022-10-05
    status Under Contract- Do Not Show
37. 2022-10-03
    price $69,999
38. 2022-10-03
    price $69,999
39. 2022-08-18
    listed $79,900 Active
40. 2022-08-18
    listed $79,900 Active
41. 2022-07-31
    historical
42. 2022-07-25
    status Active
43. 2022-05-16
    status Pending Sale
44. 2022-05-06
    historical Continue to Show- Under Contract
45. 2022-04-28
    price $80,255
46. 2022-01-31
    listed $99,255 Active
47. 2021-03-29
    status Under Contract- Do Not Show
48. 2021-03-29
    historical
49. 2020-11-11
    listed $99,255 Active

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $791 · $66/mo
• Expected delta: +$426/yr (+$36/mo · 117.0%)

ⓘ 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: $24,150
• − Mortgage interest: −$4,033
• − Property taxes: −$364
• − Insurance: −$360
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − Depreciation: −$2,095
• Taxable income: $13,434
• Est. tax owed @ 24.0%: −$3,224
• After-tax cash flow: $10,599/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): 7,932
• Household income: $28,182
• Rent vs Own: 73.5% rent · 26.5% own
• Severe rent burden: 945.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 58% White 19% Hispanic / Latino 18% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 14% Dominican 1%
• Common ancestry: Romanian 2% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Russian/Polish/Slavic 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: ▼ -3.36%
• Current HPI: 312.6232
• Rent YoY: ▲ 5.48%
• 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

-27.5% since first listed

34 events — show timeline

• 2026-05-05 Price Changed $72,000 WNYREIS
• 2026-04-06 Price Changed $76,000 WNYREIS
• 2026-03-04 Price Changed $80,000 WNYREIS
• 2026-02-04 Price Changed $84,000 WNYREIS
• 2025-12-24 Listed $88,000 WNYREIS
• 2024-04-03 Pending — WNYREIS
• 2024-04-03 Pending — WNYREIS
• 2024-04-02 Listing Removed — WNYREIS
• 2024-04-02 Listing Removed — WNYREIS
• 2023-04-05 Listed $90,000 WNYREIS
• 2023-04-05 Listed $90,000 WNYREIS
• 2023-01-10 Listing Removed — WNYREIS
• 2023-01-10 Listing Removed — WNYREIS
• 2022-11-28 Price Changed $50,000 WNYREIS
• 2022-11-28 Price Changed $50,000 WNYREIS
• 2022-11-09 Relisted — WNYREIS
• 2022-11-09 Relisted — WNYREIS
• 2022-10-05 Contingent — WNYREIS
• 2022-10-05 Contingent — WNYREIS
• 2022-10-05 Pending — WNYREIS
• 2022-10-05 Pending — WNYREIS
• 2022-10-03 Price Changed $69,999 WNYREIS
• 2022-10-03 Price Changed $69,999 WNYREIS
• 2022-08-18 Listed $79,900 WNYREIS
• 2022-08-18 Listed $79,900 WNYREIS
• 2022-07-31 Listing Removed — WNYREIS
• 2022-07-25 Relisted — WNYREIS
• 2022-05-16 Pending — WNYREIS
• 2022-05-06 Contingent — WNYREIS
• 2022-04-28 Price Changed $80,255 WNYREIS
• 2022-01-31 Listed $99,255 WNYREIS
• 2021-03-29 Pending — WNYREIS
• 2021-03-29 Listing Removed — WNYREIS
• 2020-11-11 Listed $99,255 WNYREIS

Property tax history

+18.8%/yr

Latest (2025): $364 · +0.0% YoY. Source: county tax records.