335 Bird Ave · Buffalo, NY 14213

$259,900

4 bd · 2.0 ba · 2,350 sqft · MultiFamily public records · 29 Days on market

Built 1900 4,375 sqft lot $111/sqft · 50% below area

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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
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Fully updated 2-unit duplex in Buffalo’s growing West Side close to Elmwood Strip for restaurant and shopping and also close to Buffalo State University, Delaware Park and Albright Knox Art Gallery! Each unit features 3 bedrooms and 1 full bath, along with spacious layouts including large living rooms, formal dining areas, and generously sized kitchens. The upper unit includes access to a private 2nd-floor porch. Clean, move-in-ready condition with recent updates throughout including a newer roof. Full basement and attic provide ample storage and additional potential. Exterior features include a driveway and detached garage for off-street parking. Conveniently located near Niagara St

Key facts

• Strong rental demand
• Updated duplex
• Ample storage

Tags

• UPDATED DUPLEX
• PRIVATE 2ND-FLOOR PORCH
• AMPLE STORAGE
• DETACHED GARAGE
• STRONG RENTAL DEMAND

Property features AI

Finance

• Other: Property is a 2-unit multi-family with two total units
• Financial info: Owner pays trash collection and water; Rent includes trash collection and water; Operating expense details referenced in remarks

Exterior

• Parking: Attached garage with 4 spaces; Two or more off-street parking spaces
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: Two-story building; Resale property; Composite siding construction
• Construction: Composite siding; Existing (year built details listed as existing)
• Exterior features: Covered and open porch; Porch

Interior

• Kitchen: Gas water heater (appliance)
• Bedrooms: Two units, each with 3 bedrooms
• Flooring: Hardwood; Tile; Varies by area
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and tile flooring; some areas vary; Full basement
• Laundry & utility: Separate gas meters for each unit; Separate electric meters for each unit

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $556/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 soft (-0.5%/yr); 137 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $3,380/mo this rent would consume 75% of the median local household income ($54k/yr) (locally 1501% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $20k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $61k; list at $260k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $256,001 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.30% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.35%
• DSCR: 1.82
• GRM: 6.4

CMA / ARV

• ARV (median comp): $523,929
• List price: $259,900
• Delta: -50.39%
• 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
10 Abbottsford Pl	0.15mi	5/2.0 (+1)	2,400 (+2%)	11mo	$306,750	$128	75
670 Richmond Ave	0.37mi	4/2.0	2,288 (-3%)	14mo	$325,000	$142	66
414 Hoyt St	0.09mi	5/2.0 (+1)	2,640 (+12%)	6mo	$209,900	$80	65
448 W Delavan Ave	0.29mi	4/4.5	2,477 (+5%)	3mo	$488,750	$197	65
427 Forest Ave	0.22mi	5/2.0 (+1)	2,068 (-12%)	1mo	$262,500	$127	64
851 Richmond Ave	0.30mi	4/2.0	2,188 (-7%)	13mo	$387,500	$177	63
38 Ardmore Pl	0.33mi	5/2.0 (+1)	2,121 (-10%)	6mo	$230,000	$108	59
233 Auburn Ave	0.59mi	5/2.0 (+1)	2,264 (-4%)	10mo	$310,000	$137	53
395 Hampshire St	0.75mi	5/2.0 (+1)	2,438 (+4%)	3mo	$165,500	$68	52
234 Dewitt St	0.47mi	5/3.0 (+1)	2,120 (-10%)	2mo	$59,000	$28	51
187 Auburn Ave	0.64mi	5/2.0 (+1)	2,588 (+10%)	7mo	$289,000	$112	43
1072 West Ave	0.69mi	4/2.0	2,014 (-14%)	13mo	$125,000	$62	33

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

Projected returns pro-forma

7.51% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 31.9%
• Equity multiple: 3.20×
• Total profit: $159,889
• Equity at exit: $188,888

10-year hold

• IRR: 27.6%
• Equity multiple: 6.40×
• Total profit: $392,841
• Equity at exit: $367,055

Cash invested: $72,772 (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 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 137
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $3,380 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $1,113

Break-even live

Break-even rent $1,971

Max offer price $259,900

Occupancy floor 62%

Sensitivity live

Price	-10% $1,260	-5% $1,186	+0% $1,113	+5% $1,039	+10% $966
Rent	-10% $846	-5% $979	+0% $1,113	+5% $1,246	+10% $1,380
Rate	-1.0pp $1,244	-0.5pp $1,179	base $1,113	+0.5pp $1,045	+1.0pp $977

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,380
Total (2 units)			$3,380

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
836 Richmond Ave Buffalo, NY	4.0	3.5	1982	$4,500	$2.27	44d	1	0.24mi
40 Putnam St Buffalo, NY	4.0	1.0	1600	$2,100	$1.31	24d	1	0.55mi
83 Baynes St Unit Lower Buffalo, NY	3.0	1.0	2550	$1,850	$0.73	15d	1	0.57mi
11 Hoyt St Buffalo, NY	4.0	1.0	2848	$1,775	$0.62	15d	1	0.70mi
740 Elmwood Ave Buffalo, NY	3.0	1.0	2000	$1,995	$1.00	15d	1	0.74mi
405 W Ferry St Unit Lower Buffalo, NY	3.0	1.0	2480	$1,500	$0.60	44d	1	0.75mi
7 Berkley Pl Buffalo, NY	3.0	1.0	2879	$1,250	$0.43	4d	1	0.87mi
78 Germain St Buffalo, NY	3.0	1.0	2030	$1,300	$0.64	15d	1	0.94mi
138 Austin St Buffalo, NY	3.0	1.0	3008	$1,500	$0.50	19d	1	1.17mi
330 Bryant St Buffalo, NY	3.0	2.0	2224	$2,200	$0.99	20d	1	1.24mi
184 14th St Buffalo, NY	4.0	2.0	1950	$4,400	$2.26	24d	1	1.39mi
501 West Ave Buffalo, NY	3.0	1.0	2552	$1,700	$0.67	15d	1	1.43mi
501 West Ave Buffalo, NY	3.0	1.0	2552	$1,850	$0.72	20d	1	1.43mi

Listing history 3 events

1. 2026-05-09
   historical Active Under Contract 964-char remark
2. 2026-05-01
   listed $259,900 Active 964-char remark
3. 2012-02-22
   soldstatus $61,000

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $2,713 · $226/mo
• Expected delta: +$1,679/yr (+$140/mo · 162.5%)

ⓘ 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 · 14 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: $40,560
• − Mortgage interest: −$14,558
• − Property taxes: −$1,034
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,245
• − Management: −$3,245
• − Depreciation: −$7,561
• Taxable income: $9,618
• Est. tax owed @ 24.0%: −$2,308
• After-tax cash flow: $11,046/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): 24,107
• Household income: $53,870
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1501.0

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 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 20% Black 18% Asian 12% Two or more races 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 1%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 16% · Philippines, Canada, India
• Languages at home: 68% English-only · Spanish 12% Other Asian/Pacific 7% Arabic 3%

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: ▲ 7.51%
• Current HPI: 448.4879
• Rent YoY: ▼ -0.49%
• 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

+326.1% since first listed

4 events — show timeline

• 2026-05-30 Pending — WNYREIS
• 2026-05-09 Contingent — WNYREIS
• 2026-05-01 Listed $259,900 WNYREIS
• 2012-02-22 Sold (Public Records) $61,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $1,034 · +6.6% YoY. Source: county tax records.