228 Newfield St · Buffalo, NY 14207

$154,900

4 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 104 Days on market

Built 1925 3,537 sqft lot $113/sqft · 30% below area Est $220k · 30% 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 +7.2/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 228 Newfield St in the City of Buffalo! This spacious single-family home features 4 bedrooms and 1 full bath, offering a functional layout with plenty of room to live and grow. The property includes vinyl flooring throughout, solid mechanics, and a full basement providing excellent storage or potential for additional use. The home offers generous living space and great natural light, making it ideal for comfortable everyday living. Perfect opportunity for owner occupancy or investor, with strong rental and value-add potential. Conveniently located near public transportation, shopping, restaurants, schools, and other local amenities. A great opportunity to add to your portfolio or make this home your own!

Key facts

• Vinyl flooring
• Value-add potential
• Full basement

Tags

• VINYL FLOORING
• FULL BASEMENT
• STRONG RENTAL POTENTIAL
• VALUE-ADD POTENTIAL
• PUBLIC TRANSPORTATION
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 (+8.2%/yr); 197 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,890/mo this rent would consume 57% of the median local household income ($40k/yr) (locally 2177% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $155k implies a 408% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.22% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.05%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (median comp): $220,452
• List price: $154,900
• Delta: -29.74%
• 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
280 Esser Ave	0.17mi	3/1.0 (-1)	1,283 (-7%)	3mo	$175,000	$136	74
38 Wyandotte Ave	0.09mi	4/1.0	1,200 (-13%)	2mo	$150,000	$125	73
136 Crowley Ave	0.53mi	4/1.0	1,394 (+1%)	2mo	$100,000	$72	71
165 Roesch Ave	0.20mi	3/1.0 (-1)	1,285 (-6%)	5mo	$210,000	$163	70
50 Philadelphia St	0.22mi	3/1.5 (-1)	1,276 (-7%)	1mo	$155,000	$121	70
107 Ullman St	0.24mi	4/2.0	1,258 (-8%)	3mo	$118,000	$94	68
186 Crowley Ave	0.48mi	4/2.0	1,333 (-3%)	2mo	$215,000	$161	66
136 Newfield St	0.18mi	3/1.5 (-1)	1,198 (-13%)	2mo	$167,000	$139	62
88 Huetter Ave Ave	0.54mi	3/1.5 (-1)	1,317 (-4%)	1mo	$250,000	$190	60
62 Chadduck Ave	0.37mi	3/1.0 (-1)	1,240 (-10%)	2mo	$155,000	$125	60
502 W Hazeltine Ave	0.62mi	4/2.0	1,481 (+8%)	1mo	$248,000	$167	53
53 Roswell Ave	0.61mi	3/1.5 (-1)	1,554 (+13%)	0mo	$140,000	$90	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.50×
• Total profit: $21,776
• Equity at exit: $23,096

10-year hold

• IRR: 24.3%
• Equity multiple: 3.58×
• Total profit: $111,741
• Equity at exit: $13,393

Cash invested: $43,372 (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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 197
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$812
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $580

Break-even live

Break-even rent $1,156

Max offer price $154,900

Occupancy floor 64%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	2d	1	0.24mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	24d	1	0.38mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	24d	1	0.64mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.87mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	1.09mi
172 Tremont Ave Kenmore, NY	3.0	1.5	1569	$2,500	$1.59	10d	1	1.21mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	24d	1	1.23mi

Listing history 24 events

1. 2026-06-18
   days on market $154,900 Active 104 DOM
2. 2026-06-17
   days on market $154,900 Active 103 DOM
3. 2026-06-16
   days on market $154,900 Active 102 DOM
4. 2026-06-15
   days on market $154,900 Active 101 DOM
5. 2026-06-13
   days on market $154,900 Active 99 DOM
6. 2026-06-13
   days on market $154,900 Active 98 DOM
7. 2026-06-10
   days on market $154,900 Active 96 DOM
8. 2026-06-09
   days on market $154,900 Active 95 DOM
9. 2026-06-08
   days on market $154,900 Active 94 DOM
10. 2026-06-07
    pricedays on market $154,900 Active 93 DOM
11. 2026-06-03
    days on market $179,400 Active 89 DOM
12. 2026-06-02
    days on market $179,400 Active 88 DOM
13. 2026-06-01
    days on market $179,400 Active 87 DOM
14. 2026-05-31
    days on market $179,400 Active 86 DOM
15. 2026-04-16
    price $179,400 724-char remark

    Show marketing remark (724 chars)

    Welcome to 228 Newfield St in the City of Buffalo! This spacious single-family home features 4 bedrooms and 1 full bath, offering a functional layout with plenty of room to live and grow. The property includes vinyl flooring throughout, solid mechanics, and a full basement providing excellent storage or potential for additional use. The home offers generous living space and great natural light, making it ideal for comfortable everyday living. Perfect opportunity for owner occupancy or investor, with strong rental and value-add potential. Conveniently located near public transportation, shopping, restaurants, schools, and other local amenities. A great opportunity to add to your portfolio or make this home your own!

16. 2026-03-06
    listed $179,900 Active 724-char remark

    Show marketing remark (724 chars)

    Welcome to 228 Newfield St in the City of Buffalo! This spacious single-family home features 4 bedrooms and 1 full bath, offering a functional layout with plenty of room to live and grow. The property includes vinyl flooring throughout, solid mechanics, and a full basement providing excellent storage or potential for additional use. The home offers generous living space and great natural light, making it ideal for comfortable everyday living. Perfect opportunity for owner occupancy or investor, with strong rental and value-add potential. Conveniently located near public transportation, shopping, restaurants, schools, and other local amenities. A great opportunity to add to your portfolio or make this home your own!

17. 2025-07-13
    historical $1,400
18. 2025-07-11
    listed $1,400
19. 2025-07-10
    historical $1,400
20. 2025-07-10
    listed $1,400
21. 2015-09-03
    soldstatus $30,500 Closed Sale or Rented 106-char remark

    Show marketing remark (106 chars)

    WOW, don't miss out on this 4 bed 1 bath that features enclosed porch, natural woodwork and full basement.

22. 2015-07-22
    status Pending Sale 106-char remark

    Show marketing remark (106 chars)

    WOW, don't miss out on this 4 bed 1 bath that features enclosed porch, natural woodwork and full basement.

23. 2015-07-08
    listed $32,000 Active 106-char remark

    Show marketing remark (106 chars)

    WOW, don't miss out on this 4 bed 1 bath that features enclosed porch, natural woodwork and full basement.

24. 2000-09-27
    soldstatus $35,000

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $1,527 · $127/mo
• Expected delta: +$1,090/yr (+$91/mo · 249.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,686
• − Mortgage interest: −$8,677
• − Property taxes: −$437
• − Insurance: −$774
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$4,506
• Taxable income: $4,661
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $5,844/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): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

+412.6% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $179,400 WNYREIS
• 2026-03-06 Listed $179,900 WNYREIS
• 2025-07-13 Rental Removed $1,400 PROPERTYWARE
• 2025-07-11 Listed for Rent $1,400 PROPERTYWARE
• 2025-07-10 Rental Removed $1,400 SHOWMOJO
• 2025-07-10 Listed for Rent $1,400 SHOWMOJO
• 2015-09-03 Sold (MLS) $30,500 WNYREIS
• 2015-07-22 Pending — WNYREIS
• 2015-07-08 Listed $32,000 WNYREIS
• 2000-09-27 Sold (Public Records) $35,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $437 · +0.0% YoY. Source: county tax records.