28 Dignity Cir · Buffalo, NY 14211

$69,000

4 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 51 Days on market

Built 1900 3,300 sqft lot $65/sqft · 51% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this 2-story home nestled in a quiet, sought-after Neighborhood. This designed 4 bedrooms and 1 full bathrooms -residence offers an ideal blend of, comfort. This home boasts vinyl flooring throughout. Thoughtfully designed for comfort and convenience, this home offers two bedrooms and a 1 full bathroom on the first floor. On the second floor, you'll find 2 additional generously sized bedrooms . Enjoy quality family time in the formal living room -perfect for your relaxing afternoons. Large kitchen. This home needs some cosmetic work. Outside, you'll find a backyard perfect for gardening or outdoor enjoyment. Perfectly situated Just steps away from a local playground and conveniently close to public transportation makes it convenient for families and commuters. This home is ready for you to move-in. Don't miss your chance - this house is waiting for the next owner to make it their own.

Key facts

• Vinyl flooring
• Backyard
• Large kitchen

Tags

• VINYL FLOORING
• FORMAL LIVING ROOM
• LARGE KITCHEN
• BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 8.0% in Buffalo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 173 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,748/mo this rent would consume 58% of the median local household income ($36k/yr) (locally 1804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($477 loan paydown + $1k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.53% ✓
• Cap rate: 22.02%
• Cash-on-cash: 56.16%
• DSCR: 3.50
• GRM: 3.3

CMA / ARV

• ARV (median comp): $141,998
• List price: $69,000
• Delta: -51.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Dutton Ave	0.47mi	3/1.0 (-1)	1,024 (-4%)	4mo	$66,500	$65	64
378 Northland Ave	0.21mi	3/2.0 (-1)	1,183 (+11%)	9mo	$125,000	$106	55
341 Florida St	0.23mi	3/1.5 (-1)	916 (-14%)	12mo	$137,000	$150	50
352 Florida St	0.20mi	3/2.0 (-1)	1,150 (+8%)	23mo	$70,000	$61	49
102 Carl St	0.75mi	3/1.0 (-1)	1,158 (+9%)	2mo	$124,900	$108	44
849 Woodlawn Ave	0.66mi	3/3.0 (-1)	1,124 (+6%)	14mo	$168,800	$150	35
51 Van Gorder St	0.67mi	3/1.5 (-1)	1,144 (+8%)	21mo	$150,000	$131	31

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

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.1%
• Equity multiple: 4.24×
• Total profit: $62,521
• Equity at exit: $27,399

10-year hold

• IRR: 60.5%
• Equity multiple: 8.57×
• Total profit: $146,314
• Equity at exit: $39,597

Cash invested: $19,320 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 173
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $904

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 43%

Sensitivity live

Price	-10% $952	-5% $928	+0% $904	+5% $880	+10% $857
Rent	-10% $766	-5% $835	+0% $904	+5% $973	+10% $1,042
Rate	-1.0pp $939	-0.5pp $922	base $904	+0.5pp $886	+1.0pp $868

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	4d	1	0.25mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	15d	1	0.36mi
104 Butler Ave Buffalo, NY	3.0	1.0	1000	$1,400	$1.40	45d	1	0.45mi
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	15d	1	0.57mi
102 Florida St Buffalo, NY	3.0	1.0	1296	$1,650	$1.27	45d	1	0.68mi
117 Humboldt Pkwy Unit A Buffalo, NY	3.0	1.0	1105	$2,300	$2.08	45d	1	0.78mi
76 Chester St Unit 1 Buffalo, NY	3.0	1.0	1100	$1,000	$0.91	15d	1	0.96mi
238 Oxford Ave Unit Upper Buffalo, NY	3.0	1.0	1100	$1,600	$1.45	25d	1	1.12mi
76 Vernon Pl Unit Upper Buffalo, NY	3.0	1.0	1190	$1,595	$1.34	15d	1	1.25mi
76 Vernon Pl Unit Lower Buffalo, NY	3.0	1.0	1190	$1,445	$1.21	15d	1	1.25mi
1560 Delaware Ave Unit 1 Buffalo, NY	3.0	1.0	1000	$2,800	$2.80	25d	1	1.37mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	45d	1	1.39mi
825 Forest Ave Buffalo, NY	3.0	1.0	1200	$2,000	$1.67	25d	1	1.41mi
825 Forest Ave Unit 1 Buffalo, NY	3.0	1.0	1200	$1,700	$1.42	4d	1	1.41mi

Listing history 7 events

1. 2026-04-05
   listed $69,000 Active 908-char remark

   Show marketing remark (908 chars)

   Welcome to this 2-story home nestled in a quiet, sought-after Neighborhood. This designed 4 bedrooms and 1 full bathrooms -residence offers an ideal blend of, comfort. This home boasts vinyl flooring throughout. Thoughtfully designed for comfort and convenience, this home offers two bedrooms and a 1 full bathroom on the first floor. On the second floor, you'll find 2 additional generously sized bedrooms . Enjoy quality family time in the formal living room -perfect for your relaxing afternoons. Large kitchen. This home needs some cosmetic work. Outside, you'll find a backyard perfect for gardening or outdoor enjoyment. Perfectly situated Just steps away from a local playground and conveniently close to public transportation makes it convenient for families and commuters. This home is ready for you to move-in. Don't miss your chance - this house is waiting for the next owner to make it their own.

2. 2026-01-16
   historical
3. 2025-12-27
   listed $79,000 Active
4. 2025-11-15
   historical
5. 2025-09-14
   listed $99,000 Active
6. 2021-10-22
   soldstatus $88,000
7. 2006-09-19
   soldstatus $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥93°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: $20,978
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$2,007
• Taxable income: $10,370
• Est. tax owed @ 24.0%: −$2,489
• After-tax cash flow: $8,362/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): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% Other Asian/Pacific 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: ▲ 2.05%
• Current HPI: 357.6438
• Rent YoY: —
• 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

+176.0% since first listed

7 events — show timeline

• 2026-04-05 Listed $69,000 WNYREIS
• 2026-01-16 Listing Removed — WNYREIS
• 2025-12-27 Listed $79,000 WNYREIS
• 2025-11-15 Listing Removed — WNYREIS
• 2025-09-14 Listed $99,000 WNYREIS
• 2021-10-22 Sold (Public Records) $88,000 Public Records
• 2006-09-19 Sold (Public Records) $25,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $112 · +0.0% YoY. Source: county tax records.