755 Tifft St · Buffalo, NY 14220

$275,000

6 bd · 2.0 ba · 2,151 sqft · MultiFamily public records · 28 Days on market

Built 1920 5,460 sqft lot Est $200k · 37% over

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Why this score? — see what drove the C+ 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
• Rent growth +4.4/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Welcome to 755 Tifft Street. Professionally owned and maintained 3/3 Double in South Buffalo. This great investment opportunity is fully tenant occupied and ready for its new owner. Both units feature renovated kitchens and bathrooms, new flooring, paint and numerous cosmetic updates throughout. Low maintenance vinyl exterior and mechanically sound. The full basement offers separate laundry amenities great additional storage. There is a parking pad that extends across the rear property line of 751 and 755 Tifft Street. Approximately 6 vehicles are able to park in the parking area. Rare Opportunity to be sold as package with 751 Tifft Street. Great opportunity to expand an investment portfol

Key facts

• Renovated kitchens
• Renovated bathrooms
• New flooring

Tags

• RENOVATED KITCHENS
• RENOVATED BATHROOMS
• NEW FLOORING
• VINYL EXTERIOR
• SEPARATE LAUNDRY AMENITIES
• ADDITIONAL STORAGE

Property features AI

Finance

• Other: Two month-to-month rental units (current rents listed as $1,200 and $1,300)
• Financial info: Owner pays water; rent includes water; Building operates as 2-unit multifamily with separate gas and electric meters for each unit; Operating expenses include insurance, maintenance, professional management, rent collection, trash and water/sewer

Exterior

• Parking: Common concrete parking with two or more spaces
• Utilities: Cable available; Electricity connected (circuit breakers); High-speed internet available; Public water connected; Sewer connected
• Home design: Two-story multi-family residence; Zoned for residential 2 units; Existing condition
• Construction: Vinyl siding; Asphalt architectural shingle roof; Block and stone foundation; Built previously (existing structure)
• Exterior features: Open porch; Near public transit; Rectangular residential lot

Interior

• Kitchen: Each unit includes an oven/range, refrigerator and microwave; Eat-in kitchen and dining area with living room in each unit
• Bedrooms: Two separate 3-bedroom units (each unit has 3 bedrooms)
• Flooring: Hardwood; Luxury vinyl; Varies
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Natural woodwork
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 $4,144/mo this rent would consume 70% 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 $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $77k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $228k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,875 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.51% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.40%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $200,043
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Payne Ave	0.19mi	6/2.0	2,308 (+7%)	9mo	$232,500	$101	72
110 Trowbridge St	0.34mi	6/2.0	2,264 (+5%)	4mo	$180,000	$80	72
331 Mystic St	0.53mi	6/2.0	2,174 (+1%)	5mo	$111,500	$51	69
1726 S Park Ave	0.47mi	6/2.0	2,232 (+4%)	6mo	$77,500	$35	67
147 Trowbridge St	0.39mi	6/2.0	2,024 (-6%)	9mo	$138,000	$68	64
165 Altruria St	0.39mi	6/2.0	2,264 (+5%)	15mo	$210,000	$93	61
1732 South Park Ave	0.47mi	6/2.0	2,251 (+5%)	15mo	$190,000	$84	58
30 Macamley St	0.44mi	6/2.0	2,392 (+11%)	5mo	$284,000	$119	56
169 Altruria St	0.39mi	5/2.0 (-1)	1,958 (-9%)	8mo	$241,000	$123	56
137 Lockwood Ave	0.29mi	5/2.0 (-1)	1,936 (-10%)	13mo	$204,000	$105	54
68 Remoleno St	0.65mi	6/2.0	2,256 (+5%)	16mo	$231,150	$102	48
693 Hopkins St	0.68mi	5/2.0 (-1)	2,200 (+2%)	17mo	$88,000	$40	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: 18.1%
• Equity multiple: 1.77×
• Total profit: $59,623
• Equity at exit: $41,003

10-year hold

• IRR: 29.6%
• Equity multiple: 4.27×
• Total profit: $251,407
• Equity at exit: $23,777

Cash invested: $77,000 (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: 16.6×

Monthly cashflow live

• Estimated rent: $4,144 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$870
• Net cashflow: $1,318

Break-even live

Break-even rent $2,476

Max offer price $275,000

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$4,146
Total (3 units)			$4,144

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $275,000 Active 28 DOM
2. 2026-06-17
   days on market $275,000 Active 27 DOM
3. 2026-06-16
   days on market $275,000 Active 26 DOM
4. 2026-06-15
   days on market $275,000 Active 25 DOM
5. 2026-06-13
   days on market $275,000 Active 23 DOM
6. 2026-06-13
   days on market $275,000 Active 22 DOM
7. 2026-06-10
   days on market $275,000 Active 20 DOM
8. 2026-06-09
   days on market $275,000 Active 19 DOM
9. 2026-06-08
   days on market $275,000 Active 18 DOM
10. 2026-06-07
    days on market $275,000 Active 17 DOM
11. 2026-06-03
    days on market $275,000 Active 13 DOM
12. 2026-06-02
    days on market $275,000 Active 12 DOM
13. 2026-06-01
    days on market $275,000 Active 11 DOM
14. 2026-05-31
    days on market $275,000 Active 10 DOM
15. 2026-05-21
    listed $275,000 Active
16. 2020-12-17
    soldstatus $227,784
17. 2014-02-28
    soldstatus $240,300
18. 2007-07-26
    soldstatus $77,000
19. 2006-05-12
    soldstatus $20,000
20. 2000-11-01
    soldstatus $40,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% 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 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,728
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$2,042
• − Repairs & maintenance: −$3,978
• − Management: −$3,978
• − Depreciation: −$8,000
• Taxable income: $12,201
• Est. tax owed @ 24.0%: −$2,928
• After-tax cash flow: $12,885/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

+587.5% since first listed

6 events — show timeline

• 2026-05-21 Listed $275,000 WNYREIS
• 2020-12-17 Sold (Public Records) $227,784 Public Records
• 2014-02-28 Sold (Public Records) $240,300 Public Records
• 2007-07-26 Sold (Public Records) $77,000 Public Records
• 2006-05-12 Sold (Public Records) $20,000 Public Records
• 2000-11-01 Sold (Public Records) $40,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $504 · +0.0% YoY. Source: county tax records.