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2388 William St
Property Overview
Active Listing
1 / 11
11 listing photos · Tap Enlarge for full-size view
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Specs
6
Beds
4
Baths
Interior Living Space (Sq Ft)
2553 sq ft
Lot Size (Sq Ft)
5,227 sq ft
Year Built
1951
Price/Sq Ft (Living Area)
98$
Price/Sq Ft (Lot Size)
48$
Lifestyle
Walk Score
0
Transit Score
20
Neighborhood Vibe
A calculation based on nearby amenity density.
Taxes
%
Latest Check
Tax Year
Annual Tax
N/A
Assessed Value
N/A
Price History
Zestimate Range
$167k – $229k
-13.8%
since 2023
2023: $212kNow: $183k
Zillow Zestimate history · 37 data points
Safety & Hazards
A
Safety Rating
Based on Crime & Hazards
Crime Rate Index
Very Low
0/100
Flood Risk
Unknown
William Street in Buffalo, NY (within the 14206 zip code area) has documented flood history. Flash flooding impacted William Street at the I-90 on July 13, 2017. On October 4, 2021, William Street was closed in both directions due to flooding between Harlem Road and Cayuga Creek Road in Cheektowaga, with vehicles reportedly stuck under an overpass.
Zumintel Report
EVALUATED FOR: LONG-TERM RENTAL
2388 William St, Buffalo, NY 14206
MULTI_FAMILY•June 16, 2026•MLS #B1690352
81/100
Rental Score
Executive Summary
Verdict Locked
Based on current list price and market conditions.
Est. Price
$250,000
Square Feet
2,553
Year Built
1951
Configuration
6bd / 4ba
Market Context
- Pricing PositionMedian home prices in 14206 were down 6.8% year-over-year as of April 2026, indicating a cooling market. However, Buffalo's overall housing market is forecast for modest growth of 2-4% in 2026, with some experts anticipating a more balanced market.
- Liquidity RiskHomes in the 14206 zip code sold on average after 35 days on the market in April 2026, an increase from 14 days last year, suggesting slightly reduced liquidity.
- NeighborhoodThe 14206 housing market is considered competitive, with some homes selling quickly, but overall market velocity is stable.
- Local MarketMedian Neighborhood Price: $165,000 (-6.8% YoY)Market Velocity: Stable • Inventory: Low • Avg DOM: 35 days
- Investment PotentialEstimated Rent: $1,750/moCap Rate: 5.46% • 5-Year Growth: -29.7%
Location & Commute
- The property has a very low Walk Score (0) and Transit Score (20), indicating a car-dependent location with limited public transportation options.
- Essential amenities like a pharmacy and a restaurant are accessible within a short 4-minute drive.
- The 14206 zip code has a median rent of around $1200-$1350 per month, though these are typically for single units, and the property is a multi-family.
Payment Calculator
$
$
Assumptions & Methodology
- •STR Data: Nightly yields mapped from regional AVM adjusted comps using a conservative median occupancy baseline. Verified via AI context.
- •Cap Rate: Derived mathematically (Market Adjusted Gross Yield minus standard expense, maintenance, and vacancy ratios).
- •Standard Math: Standard principle and interest amortized over 30-year fixed rates. Taxes and insurance are estimations.
Estimated Monthly Payment
$1,967
Principal & Interest
$1,264Operating Expenses/mo
$703Long-Term Rental Impact
Estimated Payment$1,967
-Projected Rental Income-$2,800
Net Payment Out-of-Pocket$0/mo
The conventional US estimated payment calculation is for informational purposes only. Users are free to make their financial decisions based on their personal economic, ethical and religious belief systems.
Financial Performance
Based on 6.5% rate · 20% down · 30-yr fixedInvestment Analysis Locked
Detailed Cash Flow, Cap Rate, and ROI projections are available for Builder+ plans or by using Top-Up Credits.
Upgrade to Unlock Investment DataComparative Market Analysis
Validate the asking price against recent comparable sales in the area. Includes similarity scoring, price adjustments, and exclusion reasoning.
Strategic Assessment
Key Advantages
- •Multi-family property offers multiple income streams and potential for house hacking.
- •Recent roof tear-off in 2019 reduces immediate capital expenditure concerns for a significant component.
- •Opportunity for cash flow, though at a modest cap rate, based on the conservative estimated rent.
- •Buffalo market is projected to stabilize and potentially see modest growth in 2026.
Considerations
- •Negative year-over-year appreciation in the 14206 zip code (-6.8% to -7.55%), indicating a declining market trend.
- •Low Walk Score (0) and Transit Score (20) suggest reliance on personal vehicles, limiting tenant pool.
- •Significant flood history on William Street in the 14206 area, which may pose ongoing risk.
- •Estimated total gross rent of $1400 for a four-unit property is extremely low and significantly impacts cash flow projections.
Due Diligence
- •Verify current zoning to ensure compliance for a four-unit multi-family property.
- •Evaluate actual rental income and lease terms for all four units to validate the estimated rent, as the provided $1400 seems very conservative for a multi-family property in this area.
- •Investigate the extent of recent flooding on William Street and potential mitigation measures.
10-Year Wealth Outlook
10-Year Wealth Outlook · Pro+
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Verdict Locked
Analyst Verdict
Based on current list price and market conditions.
STRONG BUY
Use-Case Alignment
living
Low Match
Short-Term
Low Match
Living+STR
High Match
rental
High Match
House Hack
High Match
flip
Medium Match
Disclaimer: This report is for informational purposes only and does not constitute financial or real estate advice. Zumintel is not liable for any inaccuracies or the condition of the property. Users should conduct their own due diligence.
Definitions & Methodology
Cap Rate (Capitalization Rate)Net Operating Income (NOI) divided by the property asset value. It indicates the potential rate of return on the real estate investment.
Investment ScoreA proprietary composite score (0-100):
- 80-100: Excellent (Strong Cashflow & Potential)
- 60-79: Good (Stable, Moderate Returns)
- 40-59: Fair (Value Add Required)
- <40: Risky (Negative Cashflow/High Risk)
Walk ScoreA measure of walkability based on the distance to nearby amenities. 90-100 is a "Walker's Paradise".
Transit ScoreEstimates how well a location is served by public transport. Calculated based on distance to nearest stops and frequency.
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