52 Clifford St · Buffalo, NY 14210

$85,000

4 bd · 1.0 ba · 1,572 sqft · SingleFamily public records · 164 Days on market

Built 1927 2,700 sqft lot $54/sqft · 46% below area Est $156k · 46% under

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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
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

As evanescence once said "bring me to life". That's right folk's, this once beautiful home needs some love once again. In it's current state we are laid out as a 4 bed 1 bath home, and it definitely has some room for improvements. Bring your ideas and a hammer and you wont be disappointed. Roof is 6 years old and electrical has been recently updated along with some newer plumbing.

Key facts

• Newer plumbing
• Roof is 6 years old
• 2,700 sq ft lot

Tags

• ROOF IS 6 YEARS OLD
• NEWER PLUMBING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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 (+12.7%/yr); 94 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 36% 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 $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $85k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1927 — 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: 1.90% ✓
• Cap rate: 17.24%
• Cash-on-cash: 39.09%
• DSCR: 2.74
• GRM: 4.4

CMA / ARV

• ARV (median comp): $156,012
• List price: $85,000
• Delta: -45.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Walter St	0.30mi	4/1.0	1,510 (-4%)	3mo	$240,000	$159	77
310 Smith St	0.16mi	4/1.0	1,441 (-8%)	8mo	$70,000	$49	72
823 Perry St	0.22mi	3/1.0 (-1)	1,520 (-3%)	9mo	$140,000	$92	72
223 Maurice St	0.34mi	5/2.0 (+1)	1,549 (-2%)	14mo	$217,247	$140	61
57 Jones St	0.70mi	4/1.0	1,497 (-5%)	12mo	$72,000	$48	49
530 Fulton St	0.44mi	3/1.5 (-1)	1,484 (-6%)	18mo	$115,000	$77	48
165 Smith St	0.40mi	3/1.0 (-1)	1,391 (-12%)	13mo	$90,000	$65	46
118 Peabody St	0.20mi	3/1.0 (-1)	1,362 (-13%)	22mo	$130,000	$95	46
271 Babcock St	0.49mi	3/2.0 (-1)	1,387 (-12%)	18mo	$110,000	$79	34
595 S Division St	0.73mi	3/2.0 (-1)	1,508 (-4%)	22mo	$235,000	$156	32
541 Perry St	0.73mi	3/1.0 (-1)	1,367 (-13%)	15mo	$72,500	$53	26

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 57.7%
• Equity multiple: 5.38×
• Total profit: $104,166
• Equity at exit: $76,575

10-year hold

• IRR: 53.2%
• Equity multiple: 13.14×
• Total profit: $288,969
• Equity at exit: $165,136

Cash invested: $23,800 (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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$17 /mo · $207/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $775

Break-even live

Break-even rent $631

Max offer price $85,000

Occupancy floor 47%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 S Park Ave Unit Lower Buffalo, NY	4.0	1.0	1729	$1,600	$0.93	23d	1	0.43mi
700 Hopkins St Buffalo, NY	3.0	1.0	1100	$1,225	$1.11	14d	1	1.12mi
225 Louisiana St Buffalo, NY	1.0–3.0	1.0–2.0	1164	$2,653	$2.28	1d	7	1.16mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	10d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 164 DOM
2. 2026-06-17
   days on market $85,000 Active 163 DOM
3. 2026-06-16
   days on market $85,000 Active 162 DOM
4. 2026-06-15
   days on market $85,000 Active 161 DOM
5. 2026-06-13
   days on market $85,000 Active 159 DOM
6. 2026-06-13
   days on market $85,000 Active 158 DOM
7. 2026-06-10
   days on market $85,000 Active 156 DOM
8. 2026-06-09
   days on market $85,000 Active 155 DOM
9. 2026-06-08
   days on market $85,000 Active 154 DOM
10. 2026-06-07
    days on market $85,000 Active 153 DOM
11. 2026-06-03
    days on market $85,000 Active 149 DOM
12. 2026-06-02
    days on market $85,000 Active 148 DOM
13. 2026-06-01
    days on market $85,000 Active 147 DOM
14. 2026-05-31
    days on market $85,000 Active 146 DOM
15. 2026-04-15
    status Active 393-char remark

    Show marketing remark (393 chars)

    As evanescence once said "bring me to life". That's right folk's, this once beautiful home needs some love once again. In it's current state we are laid out as a 4 bed 1 bath home, and it definitely has some room for improvements. Bring your ideas and a hammer and you wont be disappointed. Roof is 6 years old and electrical has been recently updated along with some newer plumbing.

16. 2026-04-15
    price $85,000 393-char remark

    Show marketing remark (393 chars)

    As evanescence once said "bring me to life". That's right folk's, this once beautiful home needs some love once again. In it's current state we are laid out as a 4 bed 1 bath home, and it definitely has some room for improvements. Bring your ideas and a hammer and you wont be disappointed. Roof is 6 years old and electrical has been recently updated along with some newer plumbing.

17. 2026-04-06
    status Pending 393-char remark

    Show marketing remark (393 chars)

    As evanescence once said "bring me to life". That's right folk's, this once beautiful home needs some love once again. In it's current state we are laid out as a 4 bed 1 bath home, and it definitely has some room for improvements. Bring your ideas and a hammer and you wont be disappointed. Roof is 6 years old and electrical has been recently updated along with some newer plumbing.

18. 2025-12-27
    listed $99,900 Active 393-char remark

    Show marketing remark (393 chars)

    As evanescence once said "bring me to life". That's right folk's, this once beautiful home needs some love once again. In it's current state we are laid out as a 4 bed 1 bath home, and it definitely has some room for improvements. Bring your ideas and a hammer and you wont be disappointed. Roof is 6 years old and electrical has been recently updated along with some newer plumbing.

19. 1996-07-18
    soldstatus $23,500

ⓘ 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: $207 · $17/mo
• Projected year-2 tax: $822 · $68/mo
• Expected delta: +$615/yr (+$51/mo · 296.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,349
• − Mortgage interest: −$4,761
• − Property taxes: −$207
• − Insurance: −$425
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$2,473
• Taxable income: $8,387
• Est. tax owed @ 24.0%: −$2,013
• After-tax cash flow: $7,291/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): 15,563
• Household income: $54,197
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 959.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 21% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Other Indo-European 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: ▲ 52.34%
• Current HPI: 431.7951
• Rent YoY: ▲ 12.67%
• 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

+261.7% since first listed

5 events — show timeline

• 2026-04-15 Relisted — WNYREIS
• 2026-04-15 Price Changed $85,000 WNYREIS
• 2026-04-06 Pending — WNYREIS
• 2025-12-27 Listed $99,900 WNYREIS
• 1996-07-18 Sold (Public Records) $23,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $207 · +0.0% YoY. Source: county tax records.