On paper the spread is there — $90K ask plus $110-120K rehab puts a buyer around $200-210K all-in against a $350K ARV. But that spread is exactly why serious buyers will dig before they bite, so here's what a real Buffalo buyer needs to see:
1. The comp problem: the house next door sold for $415K, but it 'comes with an extra lot.' If your ARV is $350K, show the 3-4 sold comps in 14213 that support it — same bed/bath count, similar square footage, ideally within half a mile and in the last 6 months. Buyers will throw out the $415K sale if the extra lot is what's carrying it.
2. The rehab number: $110-120K on a house built in 1900 is the whole deal. Roof, foundation, electrical, heating, sewer line — at that age, buyers assume the big-ticket items are in that budget. An itemized contractor scope, or at least photos of the systems, will do more for your sale than the headline ARV.
3. The basics nobody can see yet: Is it vacant or occupied? Is your contract assignable, and what's your closing deadline? What are the taxes? Can buyers walk it, and when?
Put that in a one-page packet with interior photos and this moves a lot faster. When the rehab is bigger than the purchase price, the buyer is really buying your paperwork — the cleaner it is, the closer you get to your ask.