290 Abbott Rd · Buffalo, NY 14220

$249,900

6 bd · 2.0 ba · 2,626 sqft · MultiFamily public records · 24 Days on market

Built 1920 3,960 sqft lot Est $252k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• Rent growth +4.4/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Perfectly maintained fully remodeled 3/3 double in South Buffalo. Updates include: New furnaces, hot water tanks, updated plumbing including new sewer line, updated kitchens, brand new bathrooms. Huge kitchens in both units include all appliances. Garage features, finished drywall, electric and cable hookups, perfect for entertaining. Only minutes to downtown, Mercy Hospital, and the Outer Harbor, this is the ideal location! Don't miss this one!

Key facts

• Oversized kitchens
• Private yard
• Enclosed rear porch

Tags

• ENCLOSED REAR PORCH
• PRIVATE YARD
• CONTEMPORARY BATHROOMS
• OVERSIZED KITCHENS
• FULLY EQUIPPED APPLIANCES
• DRY BASEMENT

Property features AI

Finance

• Other: Two-unit property with separate gas and electric meters for each unit
• Financial info: Operating expenses may include accounting, insurance, legal, maintenance (structure and general), professional management, rent collection, snow removal, trash, and water/sewer; Owner pays trash collection and water; tenants pay all utilities; rent may include trash collection and water

Exterior

• Parking: Garage (2.5 spaces); Common concrete parking; Two or more parking spaces
• Utilities: Electricity connected; Sewer connected; Public water connected
• Home design: 2-story building; Existing construction
• Construction: Composite siding; Asphalt roof; Block foundation
• Exterior features: Balcony; Enclosed porch; Porch; Private yard; Partial fencing; Near public transit; Rectangular lot; Main thoroughfare frontage

Interior

• Flooring: Hardwood; Tile; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating with multiple heating units; Central air conditioning
• Interior features: Full basement; Fireplace (1); See remarks
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% 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 (+7.6%/yr); 136 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $4,038/mo this rent would consume 68% of the median local household income ($71k/yr) (locally 602% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $70k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $140k; list at $250k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,151 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.62% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.24%
• DSCR: 2.30
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $252,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Sage Ave	0.55mi	6/2.0	2,578 (-2%)	4mo	$164,500	$64	68
54 Remoleno St	0.32mi	5/2.0 (-1)	2,796 (+6%)	2mo	$300,000	$107	67
276 Choate Ave	0.63mi	6/2.0	2,608 (-1%)	4mo	$195,000	$75	66
97 Red Jacket Pkwy	0.69mi	6/2.0	2,588 (-1%)	1mo	$220,000	$85	64
85 Geary St	0.51mi	6/2.0	2,780 (+6%)	2mo	$267,500	$96	64
75 Juniata Pl	0.68mi	6/2.0	2,544 (-3%)	2mo	$245,000	$96	61
74 Houston St	0.52mi	5/3.0 (-1)	2,712 (+3%)	3mo	$148,000	$55	59
26 Kamper Ave	0.55mi	6/2.0	2,394 (-9%)	3mo	$179,000	$75	57
389 Cumberland Ave	0.40mi	5/2.0 (-1)	2,328 (-11%)	5mo	$280,000	$120	53
42 Mineral Spring Rd	0.53mi	6/2.0	2,278 (-13%)	0mo	$300,000	$132	53
110 Trowbridge St	0.49mi	6/2.0	2,264 (-14%)	4mo	$180,000	$80	50
110 Armin Pl	0.67mi	5/2.0 (-1)	2,366 (-10%)	1mo	$235,000	$99	46

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 · 7.62% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.25×
• Total profit: $87,646
• Equity at exit: $37,261

10-year hold

• IRR: 38.3%
• Equity multiple: 5.35×
• Total profit: $304,479
• Equity at exit: $21,607

Cash invested: $69,972 (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 14220

• Home prices YoY: -26.7%
• Rents YoY: 7.6%
• Active inventory: 136
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $4,038 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$71 /mo · $846/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$848
• Net cashflow: $1,705

Break-even live

Break-even rent $1,880

Max offer price $249,900

Occupancy floor 53%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$4,038
Total (3 units)			$4,038

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $249,900 Active 24 DOM
2. 2026-06-17
   days on market $249,900 Active 23 DOM
3. 2026-06-16
   days on market $249,900 Active 22 DOM
4. 2026-06-15
   days on market $249,900 Active 21 DOM
5. 2026-06-13
   days on market $249,900 Active 19 DOM
6. 2026-06-13
   days on market $249,900 Active 18 DOM
7. 2026-06-10
   days on market $249,900 Active 16 DOM
8. 2026-06-09
   days on market $249,900 Active 15 DOM
9. 2026-06-08
   days on market $249,900 Active 14 DOM
10. 2026-06-07
    days on market $249,900 Active 13 DOM
11. 2026-06-03
    days on market $249,900 Active 9 DOM
12. 2026-06-02
    days on market $249,900 Active 8 DOM
13. 2026-06-01
    days on market $249,900 Active 7 DOM
14. 2026-05-31
    days on market $249,900 Active 6 DOM
15. 2026-05-25
    listed $249,900 Active
16. 2016-10-31
    soldstatus $140,000 Closed Sale or Rented 451-char remark

    Show marketing remark (451 chars)

    Perfectly maintained fully remodeled 3/3 double in South Buffalo. Updates include: New furnaces, hot water tanks, updated plumbing including new sewer line, updated kitchens, brand new bathrooms. Huge kitchens in both units include all appliances. Garage features, finished drywall, electric and cable hookups, perfect for entertaining. Only minutes to downtown, Mercy Hospital, and the Outer Harbor, this is the ideal location! Don't miss this one!

17. 2016-10-31
    soldstatus $140,000

    Show marketing remark (451 chars)

    Perfectly maintained fully remodeled 3/3 double in South Buffalo. Updates include: New furnaces, hot water tanks, updated plumbing including new sewer line, updated kitchens, brand new bathrooms. Huge kitchens in both units include all appliances. Garage features, finished drywall, electric and cable hookups, perfect for entertaining. Only minutes to downtown, Mercy Hospital, and the Outer Harbor, this is the ideal location! Don't miss this one!

18. 2016-07-04
    historical Under Contract- Do Not Show 451-char remark

    Show marketing remark (451 chars)

    Perfectly maintained fully remodeled 3/3 double in South Buffalo. Updates include: New furnaces, hot water tanks, updated plumbing including new sewer line, updated kitchens, brand new bathrooms. Huge kitchens in both units include all appliances. Garage features, finished drywall, electric and cable hookups, perfect for entertaining. Only minutes to downtown, Mercy Hospital, and the Outer Harbor, this is the ideal location! Don't miss this one!

19. 2016-06-18
    listed $129,900 Active 451-char remark

    Show marketing remark (451 chars)

    Perfectly maintained fully remodeled 3/3 double in South Buffalo. Updates include: New furnaces, hot water tanks, updated plumbing including new sewer line, updated kitchens, brand new bathrooms. Huge kitchens in both units include all appliances. Garage features, finished drywall, electric and cable hookups, perfect for entertaining. Only minutes to downtown, Mercy Hospital, and the Outer Harbor, this is the ideal location! Don't miss this one!

20. 2009-08-19
    soldstatus $66,000
21. 2009-08-19
    soldstatus $66,000

ⓘ 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: $846 · $71/mo
• Projected year-2 tax: $2,535 · $211/mo
• Expected delta: +$1,689/yr (+$141/mo · 199.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $48,456
• − Mortgage interest: −$13,998
• − Property taxes: −$846
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,876
• − Management: −$3,876
• − Depreciation: −$7,270
• Taxable income: $17,339
• Est. tax owed @ 24.0%: −$4,161
• After-tax cash flow: $16,297/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): 24,428
• Household income: $70,963
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 602.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 10% Cuban 1%
• Common ancestry: Romanian 16% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 4% · Canada, Jamaica, China
• Languages at home: 90% English-only · 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: ▼ -146.29%
• Current HPI: 402.5053
• Rent YoY: ▲ 7.62%
• 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

+278.6% since first listed

7 events — show timeline

• 2026-05-25 Listed $249,900 WNYREIS
• 2016-10-31 Sold (Public Records) $140,000 Public Records
• 2016-10-31 Sold (MLS) $140,000 WNYREIS
• 2016-07-04 Contingent — WNYREIS
• 2016-06-18 Listed $129,900 WNYREIS
• 2009-08-19 Sold (Public Records) $66,000 Public Records
• 2009-08-19 Sold (Public Records) $66,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $846 · +0.0% YoY. Source: county tax records.