36 Abbottsford Pl · Buffalo, NY 14213

$369,000

5 bd · 2.5 ba · 2,266 sqft · SingleFamily public records · 6 Days on market

Built 1880 4,140 sqft lot Est $539k · 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 +22.8/30.0
• ARV discount +15.0/15.0
• Appreciation +8.8/10.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Wow! This gorgeous renovation is ready for you. This west side show stopper was converted back from a double to a single family. Everything has been updated, new support pillars, floor beams, wall framing, all new mechanics, and every interior and exterior surface. This 4 bedroom 2. 5 bath home flaunts it's open floor plan as soon as you pass through the double french foyer doors into the sitting room, living room / dining room with original refurbished mantel and fireplace, and modern kitchen with white shaker cabinets with soft close hardware, granite counter tops, and stainless steel appliances. One of the 3 first floor entrances is located directly outside the office to help maintain home privacy while entertaining clients. The utility/laundry room rounds out the first floor. Enjoy year round fun in the large yard, wrap around patio w/ privacy fence. Choose one of 2 staircases to get to any of the 4 spacious bedrooms and 2 full bathrooms on the second floor. Master bedroom/ bathroom has walk though walk in closet, beautiful penny tile floor with frame less sliding glass shower enclosure with rain head shower head. Don't miss out this beauty won't last.

Key facts

• Built in closets
• Versatile bonus room
• Ensuite bathroom

Tags

• UPDATED MECHANICAL SYSTEMS
• OPEN CONCEPT LAYOUT
• VERSATILE BONUS ROOM
• ENSUITE BATHROOM
• WALK IN SHOWER
• BUILT IN CLOSETS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2 stories; Existing construction; Shingle roof; Composite siding; Residential lot; Near public transit; Rectangular lot; City street frontage; Lot dimensions approximately 30 x 138
• Construction: Composite siding construction; Shingle roof; Pillar/post/pier foundation; Built (existing)
• Exterior features: Concrete driveway; Deck; Patio; Fully fenced yard; Shed(s) / storage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Kitchen island; Granite counters; Pantry; Walk-in pantry; Eat-in kitchen; Kitchen/family room combo
• Bedrooms: Convertible bedroom (flex space)
• Flooring: Carpet; Luxury vinyl; Tile; Varied flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Forced air
• Interior features: Den; Entrance foyer; Eat-in kitchen; Granite counters; Kitchen island; Kitchen/family room combo; Living/dining room; Pantry; Pull-down attic stairs; Walk-in pantry; Convertible bedroom; Bath in primary bedroom
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $357k (3.1% below list).
• Recommended offer: $357k (3.1% below list) — sets the bar for 1% rule.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $3,574/mo this rent would consume 80% 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 $30k of equity ($3k loan paydown + $28k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $103k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $357,393 (3.1% below list)

Questions for the listing agent

1. Built in 1880 — 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: 0.97% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $539,308
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
750 Richmond Ave	0.25mi	4/2.0 (-1)	2,228 (-2%)	5mo	$530,000	$238	75
288 Baynes St	0.26mi	4/2.0 (-1)	2,289 (+1%)	6mo	$500,000	$218	74
116 Dorchester Rd	0.29mi	4/2.0 (-1)	2,133 (-6%)	7mo	$470,000	$220	64
21 Granger Pl	0.42mi	4/2.5 (-1)	2,162 (-5%)	6mo	$550,000	$254	63
538 Bird Ave	0.25mi	4/2.5 (-1)	2,544 (+12%)	1mo	$665,000	$261	62
699 Richmond Ave	0.35mi	4/1.5 (-1)	2,080 (-8%)	2mo	$470,000	$226	60
139 Dorchester Rd	0.26mi	4/2.5 (-1)	2,003 (-12%)	5mo	$681,000	$340	60
295 Hoyt St	0.26mi	4/1.5 (-1)	1,978 (-13%)	1mo	$350,000	$177	57
71 Hoyt St	0.67mi	4/2.0 (-1)	2,160 (-5%)	2mo	$190,000	$88	52
1 Argyle Park	0.56mi	5/3.5	2,469 (+9%)	4mo	$660,000	$267	52
704 Auburn Ave	0.73mi	4/2.0 (-1)	2,184 (-4%)	2mo	$580,000	$266	52
1215 Elmwood Ave	0.43mi	4/2.5 (-1)	2,528 (+12%)	6mo	$378,000	$150	51

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: 23.5%
• Equity multiple: 2.65×
• Total profit: $170,723
• Equity at exit: $268,179

10-year hold

• IRR: 20.6%
• Equity multiple: 5.31×
• Total profit: $445,412
• Equity at exit: $521,137

Cash invested: $103,320 (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: 8.6×

Monthly cashflow live

• Estimated rent: $3,574 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$94 /mo · $1,129/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $640

Break-even live

Break-even rent $2,763

Max offer price $369,000

Occupancy floor 77%

Sensitivity live

Price	-10% $849	-5% $745	+0% $640	+5% $536	+10% $432
Rent	-10% $358	-5% $499	+0% $640	+5% $782	+10% $923
Rate	-1.0pp $826	-0.5pp $734	base $640	+0.5pp $545	+1.0pp $448

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.15mi
40 Putnam St Buffalo, NY	4.0	1.0	1600	$2,100	$1.31	24d	1	0.62mi
11 Hoyt St Buffalo, NY	4.0	1.0	2848	$1,775	$0.62	15d	1	0.78mi
184 14th St Buffalo, NY	4.0	2.0	1950	$4,400	$2.26	24d	1	1.47mi

Listing history 5 events

1. 2026-06-10
   status $369,000 Pending 6 DOM
2. 2026-06-09
   days on market $369,000 Active 6 DOM
3. 2026-06-08
   days on market $369,000 Active 5 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $369,000 Active 4 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: $1,129 · $94/mo
• Projected year-2 tax: $3,683 · $307/mo
• Expected delta: +$2,553/yr (+$213/mo · 226.1%)

ⓘ 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 · 15 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: $42,887
• − Mortgage interest: −$20,670
• − Property taxes: −$1,129
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,431
• − Management: −$3,431
• − Depreciation: −$10,735
• Taxable income: $1,647
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $7,290/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

+427.9% since first listed

12 events — show timeline

• 2026-06-02 Listed $369,000 WNYREIS
• 2022-11-15 Sold (Public Records) $340,000 Public Records
• 2021-02-08 Sold (Public Records) $295,000 Public Records
• 2021-01-26 Sold (MLS) $295,000 WNYREIS
• 2020-11-12 Listing Removed — WNYREIS
• 2020-11-12 Listed $299,900 WNYREIS
• 2020-11-11 Listing Removed — WNYREIS
• 2020-10-27 Listed $299,900 WNYREIS
• 2018-03-18 Sold (MLS) $5,200 WNYREIS
• 2018-03-09 Sold (Public Records) $52,500 Public Records
• 2018-01-10 Pending — WNYREIS
• 2018-01-08 Listed $69,900 WNYREIS

Property tax history

+19.6%/yr

Latest (2025): $1,129 · -1.2% YoY. Source: county tax records.