2302 Seneca St · Buffalo, NY 14210

$219,900

4 bd · 1.5 ba · 1,776 sqft · SingleFamily public records · 113 Days on market

Built 1900 3,630 sqft lot Est $295k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Over 1,700 square foot colonial. Enclosed front porch leads you into a large foyer and then into the dance hall sized living room. Natural wood work, formal dining room with built in cabinets, nice working kitchen and half bath on the first floor. Spacious four bedrooms, and full bath upstairs as well as a full walk up attic. All the charm and character you would expect - Easy to Show, Call Today!

Key facts

• Fully fenced in yard
• 3,630 sq ft lot
• Garage

Tags

• ORIGINAL 19TH-CENTURY WOODWORK
• STUNNING STAINED GLASS
• FULL ATTIC FOR STORAGE
• FULLY FENCED IN YARD
• SURROUNDED BY LOCAL AMENITIES

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity connected; Public water connected; Sewer connected; Photovoltaic (solar) panels
• Home design: Two-story house; Vinyl siding; Asphalt roof; Existing/resale property
• Construction: Poured foundation; Vinyl siding construction; Asphalt roof
• Exterior features: Concrete driveway; Enclosed porch; Porch (screened); Fully fenced yard; Full fencing

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Total rooms: 10
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level has a bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Leaded glass windows; Separate/formal dining room; Separate/formal living room; Enclosed porch; See remarks
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $14 ($170/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 $166k (24.7% below list).
• Recommended offer: $166k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 8.1% in Buffalo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: Rents rising fast (+12.7%/yr); 94 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 37% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 4 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 $34k; list at $220k implies a 547% 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 $165,672 (24.7% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.75% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $294,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Cazenovia St	0.42mi	4/2.0	1,690 (-5%)	3mo	$285,000	$169	68
64 Alsace Ave	0.63mi	4/1.5	1,824 (+3%)	1mo	$360,000	$197	65
46 Benson Ave	0.63mi	4/2.0	1,760 (-1%)	5mo	$270,000	$153	63
22 Wichita Rd	0.58mi	4/2.0	1,876 (+6%)	0mo	$252,000	$134	61
55 Princeton Pl	0.38mi	5/1.0 (+1)	1,617 (-9%)	2mo	$190,000	$118	59
368 Woodside Ave	0.67mi	3/1.0 (-1)	1,750 (-2%)	6mo	$290,000	$166	54
123 Columbia Pkwy	0.48mi	3/1.5 (-1)	1,566 (-12%)	2mo	$260,000	$166	51
179 Columbus Ave	0.69mi	3/1.5 (-1)	1,664 (-6%)	2mo	$272,026	$163	50
2623 Seneca St	0.60mi	3/1.0 (-1)	1,610 (-9%)	2mo	$175,000	$109	48
60 Lorraine Ave	0.62mi	4/2.0	1,581 (-11%)	5mo	$359,000	$227	47
70 Alsace Ave	0.62mi	3/2.0 (-1)	1,968 (+11%)	1mo	$341,000	$173	45
850 Abbott Rd	0.69mi	4/1.0	1,584 (-11%)	4mo	$275,000	$174	44

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 3.10×
• Total profit: $129,309
• Equity at exit: $198,103

10-year hold

• IRR: 24.0%
• Equity multiple: 7.52×
• Total profit: $401,549
• Equity at exit: $427,217

Cash invested: $61,572 (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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $14

Break-even live

Break-even rent $1,639

Max offer price $219,900

Occupancy floor 94%

Sensitivity live

Price	-10% $139	-5% $76	+0% $14	+5% $-48	+10% $-110
Rent	-10% $-117	-5% $-51	+0% $14	+5% $80	+10% $145
Rate	-1.0pp $125	-0.5pp $70	base $14	+0.5pp $-43	+1.0pp $-101

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Woodside Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$1,510	$1.21	0d	1	1.05mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	12d	1	1.14mi

Listing history 12 events

1. 2026-06-22
   days on market $219,900 Active 113 DOM
2. 2026-06-21
   days on market $219,900 Active 112 DOM
3. 2026-06-18
   days on market $219,900 Active 109 DOM
4. 2026-06-17
   days on market $219,900 Active 108 DOM
5. 2026-06-16
   days on market $219,900 Active 107 DOM
6. 2026-06-15
   days on market $219,900 Active 106 DOM
7. 2026-06-13
   days on market $219,900 Active 104 DOM
8. 2026-06-13
   days on market $219,900 Active 103 DOM
9. 2026-06-10
   days on market $219,900 Active 101 DOM
10. 2026-06-09
    days on market $219,900 Active 100 DOM
11. 2026-06-08
    remarks 602-char remark
12. 2026-06-08
    listed $219,900 Active 99 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: $598 · $50/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: +$1,559/yr (+$130/mo · 260.9%)

ⓘ 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 ≥92°F today · 16 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: $19,881
• − Mortgage interest: −$12,318
• − Property taxes: −$598
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$6,397
• Taxable loss: −$3,712
• Est. tax savings @ 24.0%: +$891
• After-tax cash flow: $1,061/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): 15,563
• Household income: $54,197
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 959.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 21% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Other Indo-European 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: ▲ 52.34%
• Current HPI: 431.7951
• Rent YoY: ▲ 12.67%
• 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

+269.6% since first listed

13 events — show timeline

• 2026-06-08 Relisted — WNYREIS
• 2025-09-22 Price Changed $219,900 WNYREIS
• 2025-09-08 Listing Removed — WNYREIS
• 2025-09-08 Listed $229,900 WNYREIS
• 2025-07-23 Contingent — WNYREIS
• 2025-05-06 Pending — WNYREIS
• 2025-03-20 Listed $229,900 WNYREIS
• 2016-09-01 Sold (MLS) $34,000 WNYREIS
• 2016-06-28 Pending — WNYREIS
• 2016-06-23 Contingent — WNYREIS
• 2016-06-12 Listed $34,000 WNYREIS
• 2006-10-24 Sold (Public Records) $53,000 Public Records
• 1995-11-29 Sold (Public Records) $59,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $598 · +40.3% YoY. Source: county tax records.