46 Amsterdam Ave · Buffalo, NY 14215

$115,000

4 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 11 Days on market

Built 1918 4,995 sqft lot Est $170k · 32% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the space and potential this large 3-bedroom home has to offer. Featuring high ceilings throughout, this home provides a spacious and open feel with generously sized living areas and bedrooms. The full, dry basement offers abundant storage space and flexibility for a workshop, hobby area, or future improvements. A detached 2-car garage adds convenience and additional storage options. Whether you’re looking for a primary residence or an investment opportunity, this property offers solid bones, functional space, and endless possibilities to make it your own. Don’t miss the chance to explore all that this spacious home has to offer.

Key facts

• Full dry basement
• High ceilings
• 4,995 sq ft lot

Tags

• HIGH CEILINGS
• FULL DRY BASEMENT
• DETACHED 2 CAR GARAGE

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Electricity connected; Public water available; Sewer available
• Home design: One-story brick home; Existing/resale condition
• Construction: Brick construction; Poured foundation
• Exterior features: Blacktop driveway; Partial fencing

Interior

• Kitchen: Electric cooktop
• Bedrooms: One main-level bedroom
• Flooring: Laminate and varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas-fired baseboard heating
• Interior features: Separate/formal dining room; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 12.7% 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 flat; 237 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 44% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1918 — 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: 1.44% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.06%
• DSCR: 2.03
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $170,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 Grider St	0.13mi	4/2.0	1,418 (+5%)	1mo	$128,000	$90	81
42 Schauf Ave	0.27mi	5/1.0 (+1)	1,281 (-5%)	5mo	$170,000	$133	70
231 Stevens Ave	0.37mi	4/2.0	1,268 (-6%)	1mo	$200,000	$158	68
51 Sussex St	0.34mi	4/2.0	1,465 (+8%)	7mo	$251,000	$171	60
127 Durham Ave	0.26mi	3/1.0 (-1)	1,550 (+15%)	1mo	$216,000	$139	58
316 Wyoming Ave	0.35mi	3/1.0 (-1)	1,474 (+9%)	8mo	$148,000	$100	57
368 Northumberland Ave	0.54mi	3/1.0 (-1)	1,420 (+5%)	8mo	$125,000	$88	55
491 Northland Ave	0.58mi	3/1.0 (-1)	1,239 (-8%)	0mo	$155,775	$126	53
855 Woodlawn Ave	0.67mi	4/2.0	1,303 (-4%)	10mo	$116,500	$89	50
102 Carl St	0.44mi	3/1.0 (-1)	1,158 (-14%)	2mo	$124,900	$108	48
31 Worcester Pl	0.62mi	5/1.0 (+1)	1,452 (+7%)	9mo	$105,000	$72	46
226 Olympic Ave	0.74mi	3/2.0 (-1)	1,223 (-10%)	6mo	$195,000	$159	36

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 · 0.67% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.53×
• Total profit: $16,949
• Equity at exit: $17,147

10-year hold

• IRR: 20.6%
• Equity multiple: 2.57×
• Total profit: $50,520
• Equity at exit: $9,943

Cash invested: $32,200 (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 14215

• Home prices YoY: -30.0%
• Rents YoY: 0.7%
• Active inventory: 237
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$603
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $619

Break-even live

Break-even rent $868

Max offer price $115,000

Occupancy floor 58%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	14d	1	0.75mi
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	3d	1	0.81mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	43d	1	0.82mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	14d	1	0.86mi
104 Butler Ave Buffalo, NY	3.0	1.0	1000	$1,400	$1.40	43d	1	0.98mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	19d	1	0.99mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	43d	1	1.13mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	43d	1	1.18mi
117 Humboldt Pkwy Unit A Buffalo, NY	3.0	1.0	1105	$2,300	$2.08	43d	1	1.19mi
76 Vernon Pl Unit Upper Buffalo, NY	3.0	1.0	1190	$1,595	$1.34	14d	1	1.24mi
76 Vernon Pl Unit Lower Buffalo, NY	3.0	1.0	1190	$1,445	$1.21	14d	1	1.24mi
102 Florida St Buffalo, NY	3.0	1.0	1296	$1,650	$1.27	43d	1	1.24mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	23d	1	1.33mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	1.33mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	1d	1	1.45mi

Listing history 10 events

1. 2026-06-17
   status $115,000 Pending 11 DOM
2. 2026-06-16
   days on market $115,000 Active 11 DOM
3. 2026-06-15
   days on market $115,000 Active 10 DOM
4. 2026-06-13
   days on market $115,000 Active 8 DOM
5. 2026-06-13
   days on market $115,000 Active 7 DOM
6. 2026-06-10
   days on market $115,000 Active 5 DOM
7. 2026-06-09
   days on market $115,000 Active 4 DOM
8. 2026-06-08
   days on market $115,000 Active 3 DOM
9. 2026-06-07
   remarks 646-char remark
10. 2026-06-07
    listed $115,000 Active 2 DOM

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$765/yr (+$64/mo · 185.4%)

ⓘ 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 ≥93°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: $19,810
• − Mortgage interest: −$6,442
• − Property taxes: −$413
• − Insurance: −$575
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$3,345
• Taxable income: $5,865
• Est. tax owed @ 24.0%: −$1,408
• After-tax cash flow: $6,017/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): 42,524
• Household income: $44,955
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2873.0

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 Black (67%)
• Race & ethnicity: Black 67% White 15% Asian 7% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 4% Chinese 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: ▼ -126.29%
• Current HPI: 295.2966
• Rent YoY: ▲ 0.67%
• 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

• 2026-06-05 Listed $115,000 WNYREIS

Property tax history

+7.7%/yr

Latest (2025): $413 · +67.4% YoY. Source: county tax records.