136 Humason Ave · Buffalo, NY 14211

$125,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 16 Days on market

Built 1902 3,000 sqft lot $93/sqft · 13% below area Est $144k · 13% under

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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 +27.4/30.0
• ARV discount +13.3/15.0
• DSCR +9.6/10.0
• 1% rule +6.3/10.0
• 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

Welcome to 136 Humason, located in the desirable Schiller Park neighborhood. This well-maintained home offers three generously sized bedrooms and one full bathroom. The exterior features low-maintenance vinyl siding, newer windows, and a newer roof. Inside, you’ll find spacious rooms with hardwood floors throughout. The kitchen showcases beautiful woodwork and built-in cabinetry, adding character and functionality. Upstairs includes an additional bonus room along with another spacious bedroom. Newer HWT. The property is currently rented for $1,250 per month . The seller owns multiple properties on the street and prefers to sell as a package, though individual sales will be considered.

Key facts

• Built-in cabinetry
• Newer roof
• Newer windows

Tags

• SCHILLER PARK NEIGHBORHOOD
• LOW-MAINTENANCE VINYL SIDING
• NEWER WINDOWS
• NEWER ROOF
• HARDWOOD FLOORS
• BUILT-IN CABINETRY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story property; Resale condition
• Construction: Vinyl siding; Stone foundation; Existing (original) construction
• Exterior features: Concrete driveway; Near public transit; Rectangular residential lot (approx. 30 x 100)

Interior

• Kitchen: See remarks for kitchen details
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas heating with radiators
• Interior features: Varied interior finishes with some rooms noted as 'Other' — see remarks
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: 173 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,411/mo this rent would consume 47% 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 $3k of equity ($864 loan paydown + $3k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 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 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1902 — 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: 1.13% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.59%
• DSCR: 1.56
• GRM: 7.4

CMA / ARV

• ARV (median comp): $143,647
• List price: $125,000
• Delta: -19.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Humason Ave	0.11mi	3/1.0	1,212 (-10%)	4mo	$125,000	$103	74
54 Roma Ave	0.48mi	3/1.5	1,320 (-2%)	1mo	$165,000	$125	71
70 Eggert Rd	0.51mi	3/1.0	1,342 (-1%)	6mo	$215,000	$160	70
74 Domedion Ave	0.16mi	3/1.0	1,196 (-11%)	4mo	$120,000	$100	70
105 Hoerner Ave	0.57mi	3/1.0	1,367 (+1%)	2mo	$90,000	$66	70
17 Eller Ave	0.23mi	4/2.0 (+1)	1,274 (-6%)	4mo	$167,500	$131	68
67 Carol Dr	0.58mi	3/1.0	1,384 (+2%)	2mo	$225,000	$163	67
98 E End Ave	0.26mi	3/2.0	1,217 (-10%)	2mo	$160,000	$131	66
32 Wildy Ave	0.48mi	3/2.0	1,267 (-6%)	1mo	$210,000	$166	62
117 Newburgh Ave	0.44mi	4/1.0 (+1)	1,255 (-7%)	6mo	$120,000	$96	58
62 Haller Ave	0.65mi	3/2.0	1,397 (+4%)	4mo	$125,000	$89	56
64 Westchester Dr	0.69mi	2/1.0 (-1)	1,194 (-12%)	2mo	$190,000	$159	41

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: 17.0%
• Equity multiple: 1.92×
• Total profit: $32,219
• Equity at exit: $49,636

10-year hold

• IRR: 19.3%
• Equity multiple: 3.57×
• Total profit: $89,863
• Equity at exit: $71,733

Cash invested: $35,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$656
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $367

Break-even live

Break-even rent $946

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $438	-5% $403	+0% $367	+5% $332	+10% $296
Rent	-10% $256	-5% $311	+0% $367	+5% $423	+10% $479
Rate	-1.0pp $430	-0.5pp $399	base $367	+0.5pp $335	+1.0pp $302

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	3d	1	0.19mi
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	19d	1	0.25mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	45d	1	0.40mi
216 Newburgh Ave Buffalo, NY	2.0	1.0	1690	$1,150	$0.68	25d	1	0.49mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	45d	1	0.50mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	45d	1	0.56mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	5d	1	0.58mi
11 Kaufman Dr Buffalo, NY	2.0	1.0	900	$1,500	$1.67	45d	1	0.65mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	45d	1	0.71mi
71 Gerald Ave Buffalo, NY	2.0	1.0	1773	$1,100	$0.62	45d	1	0.73mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	13d	1	0.75mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	25d	1	0.77mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	5d	1	0.77mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	3d	1	0.79mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	19d	1	0.84mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	45d	1	0.89mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	45d	1	0.98mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	21d	1	1.24mi
2935 Genesee St Unit Up Buffalo, NY	2.0	1.0	1400	$1,400	$1.00	12d	1	1.26mi
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	3d	1	1.34mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	3d	1	1.41mi
90 Sussex St Unit 2 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	45d	1	1.46mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	45d	1	1.50mi

Listing history 12 events

1. 2026-06-21
   days on market $125,000 Active 16 DOM
2. 2026-06-18
   days on market $125,000 Active 13 DOM
3. 2026-06-17
   days on market $125,000 Active 12 DOM
4. 2026-06-16
   days on market $125,000 Active 11 DOM
5. 2026-06-15
   days on market $125,000 Active 10 DOM
6. 2026-06-13
   days on market $125,000 Active 8 DOM
7. 2026-06-13
   days on market $125,000 Active 7 DOM
8. 2026-06-10
   days on market $125,000 Active 5 DOM
9. 2026-06-09
   days on market $125,000 Active 4 DOM
10. 2026-06-08
    days on market $125,000 Active 3 DOM
11. 2026-06-07
    pricedays on marketlisting id $125,000 Active 2 DOM
12. 2025-12-31
    listed $116,000 Active 844-char remark

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $1,294 · $108/mo
• Expected delta: +$818/yr (+$68/mo · 172.1%)

ⓘ 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) · 64% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $16,928
• − Mortgage interest: −$7,002
• − Property taxes: −$476
• − Insurance: −$625
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$3,636
• Taxable income: $2,481
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $3,811/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

+7.8% since first listed

3 events — show timeline

• 2026-06-05 Listed $125,000 WNYREIS
• 2026-05-29 Listing Removed — WNYREIS
• 2025-12-31 Listed $116,000 WNYREIS

Property tax history

+10.2%/yr

Latest (2025): $476 · +142.4% YoY. Source: county tax records.