87 Hayden St · Buffalo, NY 14210

$169,000

5 bd · 2.0 ba · 2,200 sqft · Townhouse public records · 12 Days on market

Built 1920 3,300 sqft lot Est $213k · 21% under

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Why this score? — see what drove the A- 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 +27.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• 1% rule +6.4/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks

Are you looking to add a duplex to your portfolio? Or maybe you're searching for a place that affords the luxury of rental income to help with the high cost of living? Either way, this solid 3/2 Double located on a quiet, one-way street in South Buffalo is a wonderful option! The lower unit is occupied & on a month to month lease, conveniently providing the next owner with immediate income! The upper unit is vacant and easy to view. While you could opt for some minor updating, for the most part, this unit is ready for immediate occupancy. The kitchens provide ample storage with its original floor to ceiling cupboards, original hardwood floors run throughout both units, all mechanicals

Key facts

• Replaced windows
• Immediate income
• Newer mechanicals

Tags

• IMMEDIATE INCOME
• AMPLE STORAGE
• ORIGINAL HARDWOOD FLOORS
• NEWER MECHANICALS
• REPLACED WINDOWS
• FULL TEAR OFF ROOF

Property features AI

Finance

• Other: Operating expenses include water/sewer (see remarks)
• Financial info: Owner pays water; One unit currently rented for $500 (month-to-month); Two separate gas meters and two separate electric meters; Two total units

Exterior

• Parking: Garage (1 car); On-street parking; Two or more parking spaces available
• Utilities: Electricity connected; Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 3-story building; Existing structure
• Construction: Frame construction with vinyl siding; Architectural shingle roof; Stone foundation; Built (existing)
• Exterior features: Fully fenced private yard; Covered and open porch; Patio/porch; Property near public transit; Rectangular, residential lot; City street / main thoroughfare frontage

Interior

• Kitchen: Eat-in kitchen in each unit
• Bedrooms: Two 3-bedroom units (each unit has 3 bedrooms)
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Natural woodwork; Full basement
• Laundry & utility: Washer hookup; One unit lists washer and dryer

🏷️ Possibly a rental listed for sale. The $169,000 price doesn't fit this home's estimated sale value (~$213,400) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $169k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 10.0% vs local median 8.0% in Buffalo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+12.7%/yr); 94 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 43% 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 $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: 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 $169,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $213,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 S Ryan St	0.23mi	6/2.0 (+1)	2,244 (+2%)	3mo	$270,000	$120	79
58 Roanoke Pkwy	0.21mi	5/2.0	2,344 (+6%)	6mo	$225,000	$96	74
11 Indian Church Rd	0.55mi	5/2.0	2,156 (-2%)	2mo	$182,000	$84	69
42 Meriden St	0.63mi	6/2.0 (+1)	2,220 (+1%)	5mo	$250,000	$113	60
42 Kamper Ave	0.19mi	6/2.0 (+1)	1,898 (-14%)	4mo	$136,000	$72	59
26 Zittel St	0.30mi	6/2.0 (+1)	2,456 (+12%)	5mo	$250,000	$102	58
53 Duerstein St	0.65mi	6/2.0 (+1)	2,112 (-4%)	0mo	$270,000	$128	58
128 Armin Pl	0.28mi	6/2.0 (+1)	2,490 (+13%)	8mo	$242,500	$97	53
81 Duerstein St	0.65mi	6/2.0 (+1)	2,400 (+9%)	2mo	$140,000	$58	48
15 Teresa Pl	0.55mi	6/2.0 (+1)	2,376 (+8%)	10mo	$275,000	$116	47
88 Parkview Ave	0.46mi	6/2.0 (+1)	2,464 (+12%)	9mo	$199,088	$81	46
425 Cumberland Ave	0.63mi	6/2.0 (+1)	2,355 (+7%)	16mo	$135,000	$57	41

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: 36.1%
• Equity multiple: 3.86×
• Total profit: $135,244
• Equity at exit: $152,249

10-year hold

• IRR: 32.8%
• Equity multiple: 9.40×
• Total profit: $397,414
• Equity at exit: $328,330

Cash invested: $47,320 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,931 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $519

Break-even live

Break-even rent $1,274

Max offer price $169,000

Occupancy floor 68%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $169,000 Active 12 DOM
2. 2026-06-17
   days on market $169,000 Active 11 DOM
3. 2026-06-16
   days on market $169,000 Active 10 DOM
4. 2026-06-15
   days on market $169,000 Active 9 DOM
5. 2026-06-13
   days on market $169,000 Active 7 DOM
6. 2026-06-13
   days on market $169,000 Active 6 DOM
7. 2026-06-10
   days on market $169,000 Active 4 DOM
8. 2026-06-09
   days on market $169,000 Active 3 DOM
9. 2026-06-08
   days on market $169,000 Active 2 DOM
10. 2026-06-07
    remarks 695-char remark
11. 2026-06-07
    listed $169,000 Active 1 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: $1,727 · $144/mo
• Expected delta: +$1,129/yr (+$94/mo · 188.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,175
• − Mortgage interest: −$9,467
• − Property taxes: −$598
• − Insurance: −$845
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$4,916
• Taxable income: $3,641
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $5,356/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

1 event — show timeline

• 2026-06-05 Listed $169,000 WNYREIS

Property tax history

+8.5%/yr

Latest (2025): $598 · +69.3% YoY. Source: county tax records.