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Single Family ResidenceResidential
$224,098$228 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 93How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026
Last sold for $195,000 on Sep 7, 2023

120 RUTLAND ST

BUFFALO, NY 14220
3
Beds
1
Baths
981 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.12 ac
Lot SizeThe size of the land the home sits on, from county records.
1956
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.

Valuation

$224K
$208K low$240K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$195,000 · Sep 7, 2023
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$44,098
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$35,278
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.94%
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$180,000
COMMUNITY BANK NA · recorded Sep 7, 2023

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,963 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$198,000 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$23,000
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$175,000
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$120,000
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$198,000

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.34 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.34%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.0.2 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Ranch
CountyERIE
Lot (acres)The size of the land the home sits on, from county records.0.12
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
PoolWhether the property has a pool, and what kind, such as in-ground.No
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Porch · 69 ft²

Transaction History(3)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

H
South Park High SchoolD
High · Grades 9–12 · 0.5 mi
E
Southside Elementary SchoolD
Elementary · Grades PK–8 · 0.5 mi

District: Buffalo City School District

Neighborhood · ZIP 14220These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.99
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.85
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.77

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.93%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.17%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.10%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.2%
PopulationHow many people live in this area.23,917
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.5,755 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$73,675
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$83,425
Average tempThe average temperature here across a full year.48°F
Annual precipHow much rain and melted snow falls here in a typical year.40 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.48%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.No

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

120 Rutland St measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth less than 70% of homes in Erie County
  • Costs more per square foot than 97% of homes in Buffalo 14220
  • Among the smallest homes in Abbott McKinley
  • Has a bigger lot than 81% of homes in Abbott McKinley
  • Newer than 98% of homes in Abbott McKinley

What homes are worth in Buffalo 14220

Each bar is how many homes fall in that price range. The marker is this home.

This home
$122K$342K

This home is worth more than 55% of homes in Buffalo 14220.

How it measures up in Buffalo 14220

The dot is this home. The mark in the middle is the typical home in Buffalo 14220.

Estimated value$224,098
CheaperTypical $218,724Pricier

Pricier than 55% of homes nearby

Price per ft²$228
CheaperTypical $167Pricier

Pricier than 97% of homes nearby

Living area981 ft²
SmallerTypical 1,503 ft²Bigger

Bigger than 6% of homes nearby

Lot size0.12 ac
SmallerTypical 0.1 acBigger

Bigger than 64% of homes nearby

Year built1956
OlderTypical 1928Newer

Newer than 92% of homes nearby

How 120 Rutland St ranks against every home in each area.
MeasureThis homeAbbott McKinleyBuffalo 14220Erie County
Estimated valuepricier than$224,09843% of homes55% of homes30% of homes
Price per ft²pricier than$22896% of homes97% of homes80% of homes
Living areabigger than981 ft²almost no homes6% of homes6% of homes
Lot sizebigger than0.12 ac81% of homes64% of homes27% of homes
Year builtnewer than195698% of homes92% of homes55% of homes

About 120 Rutland St

How much is 120 Rutland St, Buffalo, NY worth?

The TopHap Estimate for 120 Rutland St, Buffalo, NY is $224,098 as of Jul 14, 2026. The likely range is $208,330 to $239,866. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 120 Rutland St, Buffalo, NY last sell?

120 Rutland St, Buffalo, NY last sold on Sep 7, 2023 for $195,000, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 120 Rutland St, Buffalo, NY?

120 Rutland St, Buffalo, NY has 3 bedrooms, 1 bathrooms, 981 square feet of living space and a 0.12-acre lot.

When was 120 Rutland St, Buffalo, NY built?

120 Rutland St, Buffalo, NY was built in 1956, making it 70 years old. It is a ranch home. The building has 1 story.

What schools serve 120 Rutland St, Buffalo, NY?

120 Rutland St, Buffalo, NY is assigned to South Park High School (high), rated D; Southside Elementary School (elementary), rated D. All sit in Buffalo City School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 120 Rutland St, Buffalo, NY compare to other homes in Buffalo 14220?

Among the 7,973 homes in Buffalo 14220, it is worth more than 55% of them ($224,098 against a typical $218,724), its price per square foot is higher than 97% of them ($228 against a typical $167), it is bigger than 6% of them (981 ft² against a typical 1,503 ft²), its lot is bigger than 64% of them (0.12 ac against a typical 0.1 ac) and it is newer than 92% of them (1956 against a typical 1928). Measured against all of Erie County, it is worth more than 30% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 120 Rutland St, Buffalo, NY?

The 2025 property tax bill for 120 Rutland St, Buffalo, NY was $1,963. The county assessed it at $198,000.

Closest homes

More homes in Buffalo 14220

Assigned schools

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