301 Peach St · Buffalo, NY 14204

$97,000

3 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 11 Days on market

Built 1880 3,675 sqft lot $80/sqft · 11% below area Est $109k · 11% 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 +12.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Appreciation +3.3/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks

Discover this beautiful updated ready to move single family home with 3 bedroom and 1 bathroom property along with 2 car detached garage. The entire property was renovated two years back. The exquisite interiors with wonderful wooden floor make you feel at home with comfort, peace and tranquility. The home is accessible to all amenities and facilities within 5 minutes walking distance and access to all major highways and state ways. Offers will be reviewed from 6.23.26 at 5 PM onward. Please put your highest and best offer. This could be your home.

Key facts

• 3,675 sq ft lot
• 2 garage spots
• Built 1880

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water (connected); Public sewer (connected)
• Home design: Single-story home; Existing construction
• Construction: Frame construction with vinyl siding; Asphalt roof; Block and stone foundation
• Exterior features: Enclosed porch; Open porch; Stamped concrete driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Baseboard heating
• Interior features: Accessible doors; Eat-in kitchen; Family room
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Cap rate 20.2% 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 (+5.5%/yr); 33 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2,159/mo this rent would consume 92% of the median local household income ($28k/yr) (locally 945% 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 $671 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $50k; list at $97k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $97,000

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: 2.23% ✓
• Cap rate: 20.18%
• Cash-on-cash: 49.59%
• DSCR: 3.21
• GRM: 3.7

CMA / ARV

• ARV (median comp): $109,040
• List price: $97,000
• Delta: 1.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Locust St	0.36mi	3/1.0	1,217 (+1%)	12mo	$95,000	$78	72
198 Mulberry St	0.42mi	4/1.0 (+1)	1,222 (+1%)	6mo	$79,500	$65	69
513 High St	0.39mi	3/1.0	1,270 (+5%)	7mo	$95,000	$75	67
598 High St	0.53mi	3/1.0	1,139 (-6%)	7mo	$115,000	$101	60
162 Rose St	0.18mi	4/1.5 (+1)	1,336 (+11%)	11mo	$201,000	$150	57
218 Locust St St	0.32mi	4/1.0 (+1)	1,100 (-9%)	18mo	$53,000	$48	50
164 Locust St	0.42mi	3/1.5	1,320 (+10%)	21mo	$238,000	$180	45
46 Mulberry St	0.68mi	4/2.0 (+1)	1,100 (-9%)	1mo	$77,000	$70	43
232 Mulberry St	0.36mi	2/2.0 (-1)	1,343 (+11%)	19mo	$200,000	$149	39
205 Mulberry St	0.39mi	2/1.0 (-1)	1,056 (-12%)	21mo	$115,000	$109	38
70 Camp St	0.61mi	3/1.5	1,324 (+10%)	21mo	$245,000	$185	36
119 Purdy St	0.71mi	4/2.0 (+1)	1,269 (+5%)	18mo	$150,000	$118	34

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: 49.9%
• Equity multiple: 3.26×
• Total profit: $61,264
• Equity at exit: $14,463

10-year hold

• IRR: 56.3%
• Equity multiple: 7.23×
• Total profit: $169,144
• Equity at exit: $8,387

Cash invested: $27,160 (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 14204

• Home prices YoY: -1.1%
• Rents YoY: 5.5%
• Active inventory: 33
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,159 high
• Mortgage (P&I): −$509
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $1,122

Break-even live

Break-even rent $739

Max offer price $97,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,177	-5% $1,150	+0% $1,122	+5% $1,095	+10% $1,067
Rent	-10% $952	-5% $1,037	+0% $1,122	+5% $1,208	+10% $1,293
Rate	-1.0pp $1,171	-0.5pp $1,147	base $1,122	+0.5pp $1,097	+1.0pp $1,072

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1145 Michigan Ave Buffalo, NY	2.0	1.0–2.0	655	$2,049	$3.13	44d	1	0.34mi
983 Michigan Ave Buffalo, NY	2.0	1.0–2.0	804	$3,202	$3.98	3d	58	0.43mi
1155 Main St Buffalo, NY	2.0	1.0–2.0	592	$2,300	$3.88	44d	1	0.61mi
1152 Main St Apt 3 Buffalo, NY	3.0	1.0	1000	$2,400	$2.40	15d	1	0.65mi
19 North St Buffalo, NY	2.0	1.0–2.0	1306	$2,910	$2.23	11d	7	0.71mi
19 E Utica St Unit 203 Buffalo, NY	2.0	1.0	850	$1,300	$1.53	15d	1	0.73mi
40 North St Unit 306 Buffalo, NY	2.0	1.5	1125	$1,950	$1.73	44d	1	0.75mi
130 Linwood Ave Buffalo, NY	2.0	1.0	900	$1,900	$2.11	24d	1	0.75mi
76 Chester St Unit 1 Buffalo, NY	3.0	1.0	1100	$1,000	$0.91	15d	1	0.81mi
44 N Pearl St #5 Buffalo, NY	3.0	1.0	1200	$2,400	$2.00	44d	1	0.87mi
628 Ellicott St Buffalo, NY	1.0–2.0	1.0–2.0	1059	$2,812	$2.65	3d	5	0.88mi
88 W Utica St Unit 1 Buffalo, NY	3.0	2.0	990	$2,150	$2.17	15d	1	0.88mi
88 W Utica St Unit 1 Buffalo, NY	3.0	2.0	990	$2,150	$2.17	4d	1	0.88mi
17 N Pearl St Unit 3 Buffalo, NY	3.0	2.0	1197	$3,100	$2.59	24d	1	0.88mi
17 N Pearl St Buffalo, NY	2.0	2.0	1077	$2,700	$2.51	24d	1	0.88mi
888 Delaware Ave Buffalo, NY	2.0	1.0–2.0	899	$2,440	$2.71	24d	1	0.89mi
916 Delaware Ave Buffalo, NY	2.0	1.0	750	$1,625	$2.17	4d	9	0.90mi
519 Virginia St Buffalo, NY	1.0–2.0	1.0–2.0	700	$1,700	$2.43	4d	3	0.93mi
1040 Delaware Ave Buffalo, NY	1.0–2.0	1.0	687	$1,500	$2.18	4d	4	0.99mi
104 Butler Ave Buffalo, NY	3.0	1.0	1000	$1,400	$1.40	44d	1	1.01mi
506 Delaware Ave Buffalo, NY	1.0–2.0	1.0–1.5	1190	$2,995	$2.52	11d	6	1.01mi
213 Summer St Unit 3 Buffalo, NY	2.0	1.0	1020	$2,450	$2.40	22d	1	1.04mi
489 Ellicott St Unit 36 Buffalo, NY	2.0	2.0	1000	$1,550	$1.55	4d	1	1.05mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	15d	1	1.07mi
1165 Delaware Ave Buffalo, NY	1.0–2.0	1.0	658	$1,250	$1.90	44d	1	1.08mi
344 Elmwood Ave Unit 3rd floor Buffalo, NY	2.0	1.0	1000	$1,400	$1.40	24d	1	1.12mi
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	15d	1	1.17mi
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	4d	1	1.20mi
279 North St Buffalo, NY	1.0–2.0	1.0–2.0	820	$2,050	$2.50	44d	1	1.20mi
102 Florida St Buffalo, NY	3.0	1.0	1296	$1,650	$1.27	44d	1	1.21mi
21 College St Buffalo, NY	3.0	1.0	1104	$1,850	$1.68	24d	1	1.21mi
118 Ashland Ave Buffalo, NY	3.0	1.0	1326	$1,850	$1.40	15d	1	1.22mi
370 Virginia St Unit 3 Buffalo, NY	2.0	1.0	1050	$1,300	$1.24	44d	1	1.23mi
31 Norwood Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,950	$1.95	12d	1	1.23mi
569 Elmwood Ave Buffalo, NY	2.0	1.0	1500	$1,750	$1.17	12d	1	1.24mi
74 Days Park Unit 8 Buffalo, NY	2.0	1.0	1350	$1,695	$1.26	44d	1	1.25mi
1786 Main St Unit 104 Buffalo, NY	2.0	2.0	1256	$1,875	$1.49	44d	1	1.26mi
1786 Main St Unit 103 Buffalo, NY	2.0	1.5	1110	$1,677	$1.51	44d	1	1.26mi
305 W Utica St Unit B302 Buffalo, NY	2.0	2.0	1180	$2,060	$1.75	15d	1	1.27mi
346 Bryant St Buffalo, NY	2.0	1.0	792	$1,834	$2.32	4d	1	1.27mi

Listing history 15 events

1. 2026-06-21
   days on market $97,000 Active 11 DOM
2. 2026-06-18
   days on market $97,000 Active 8 DOM
3. 2026-06-17
   days on market $97,000 Active 7 DOM
4. 2026-06-16
   days on market $97,000 Active 6 DOM
5. 2026-06-15
   days on market $97,000 Active 5 DOM
6. 2026-06-13
   days on market $97,000 Active 3 DOM
7. 2026-06-13
   remarks 554-char remark
8. 2026-06-13
   pricedays on marketlisting id $97,000 Active 2 DOM
9. 2026-05-31
   days on market $111,000 Active 186 DOM
10. 2025-11-26
    listed $111,000 Active
11. 2025-07-21
    historical
12. 2025-06-24
    price $111,900
13. 2025-05-13
    price $119,000
14. 2025-04-21
    listed $120,500 Active
15. 2023-07-03
    soldstatus $50,000

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$613/yr (+$51/mo · 148.6%)

ⓘ 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: $25,911
• − Mortgage interest: −$5,434
• − Property taxes: −$413
• − Insurance: −$485
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$2,822
• Taxable income: $12,612
• Est. tax owed @ 24.0%: −$3,027
• After-tax cash flow: $10,441/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): 7,932
• Household income: $28,182
• Rent vs Own: 73.5% rent · 26.5% own
• Severe rent burden: 945.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 58% White 19% Hispanic / Latino 18% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 14% Dominican 1%
• Common ancestry: Romanian 2% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Russian/Polish/Slavic 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: ▼ -3.36%
• Current HPI: 312.6232
• Rent YoY: ▲ 5.48%
• 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

+94.0% since first listed

9 events — show timeline

• 2026-06-10 Listed $97,000 WNYREIS
• 2026-06-06 Listing Removed — WNYREIS
• 2026-06-01 Listing Removed — WNYREIS
• 2025-11-26 Listed $111,000 WNYREIS
• 2025-07-21 Listing Removed — WNYREIS
• 2025-06-24 Price Changed $111,900 WNYREIS
• 2025-05-13 Price Changed $119,000 WNYREIS
• 2025-04-21 Listed $120,500 WNYREIS
• 2023-07-03 Sold (Public Records) $50,000 Public Records

Property tax history

+16.6%/yr

Latest (2025): $413 · +104.6% YoY. Source: county tax records.