44 La Force Pl · Buffalo, NY 14207

$199,900

4 bd · 2.0 ba · 2,178 sqft · MultiFamily public records · 13 Days on market

Built 1900 3,450 sqft lot $92/sqft · 31% below area Est $289k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to 44 La Force Place, a beautifully updated 2-unit property with 3 bedrooms in each unit offering a perfect blend of modern upgrades and long-term value. Whether you're an investor or looking for an owner-occupied opportunity, this property is truly move-in ready. This home has been extensively renovated with major improvements already completed, including a brand new roof (2024) and new siding (2025), giving peace of mind for years to come. Inside, both units feature updated flooring; upper unit completed in 2025 and lower unit in 2023 along with fresh paint, new drywall, and a clean, modern feel throughout. The mechanical and infrastructure updates are just as impressive: new plu

Key facts

• New plumbing
• New siding
• Updated flooring

Tags

• UPDATED FLOORING
• NEW ROOF
• NEW SIDING
• NEW PLUMBING
• UPDATED ELECTRICAL WIRING
• CIRCUIT BREAKER PANEL

Property features AI

Finance

• Other: Two-unit property with separate gas and electric meters for each unit
• Financial info: Owner pays water and trash collection; Operating expenses include water/sewer

Exterior

• Parking: Concrete parking surface
• Utilities: Public water connected; Sewer connected
• Home design: 2-story building; Existing construction
• Construction: Vinyl siding; Asphalt roof; Block foundation
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Flooring: Ceramic tile; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heat
• Interior features: Partial basement; Varied interior finishes
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive. Per door: $472/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 12.0% 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.
• 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: Rents rising fast (+8.2%/yr); 199 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $2,687/mo this rent would consume 81% of the median local household income ($40k/yr) (locally 2177% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $35k; list at $200k implies a 471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $199,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.24%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

• ARV (median comp): $289,472
• List price: $199,900
• Delta: -30.94%
• 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
23 Sunnyside Pl	0.14mi	4/2.0	2,160 (-1%)	13mo	$175,000	$81	81
41 Page St	0.26mi	5/2.0 (+1)	2,274 (+4%)	4mo	$230,000	$101	73
263 Chandler St	0.52mi	5/2.0 (+1)	2,254 (+4%)	2mo	$195,000	$87	63
37 Peoria St	0.69mi	4/2.0	2,148 (-1%)	6mo	$138,000	$64	60
198 Grote St	0.46mi	4/2.0	2,024 (-7%)	12mo	$234,500	$116	57
145 Peter St	0.44mi	4/2.0	1,892 (-13%)	5mo	$238,696	$126	54
407 Hinman Ave	0.68mi	4/2.0	2,112 (-3%)	13mo	$200,000	$95	52
151 Howell St	0.43mi	5/3.0 (+1)	2,048 (-6%)	13mo	$120,000	$59	50
38 Reservation St	0.53mi	5/2.0 (+1)	1,955 (-10%)	12mo	$330,000	$169	43
395 Ontario St	0.65mi	5/2.0 (+1)	1,908 (-12%)	8mo	$270,000	$142	38
227 Crowley Ave	0.71mi	3/2.0 (-1)	1,909 (-12%)	6mo	$155,000	$81	36
181 Gorton St	0.71mi	4/2.0	1,864 (-14%)	11mo	$109,000	$58	34

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.75×
• Total profit: $41,853
• Equity at exit: $29,806

10-year hold

• IRR: 29.1%
• Equity multiple: 4.18×
• Total profit: $178,160
• Equity at exit: $17,284

Cash invested: $55,972 (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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 199
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,687 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $944

Break-even live

Break-even rent $1,492

Max offer price $199,900

Occupancy floor 60%

Sensitivity live

Price	-10% $1,057	-5% $1,001	+0% $944	+5% $888	+10% $831
Rent	-10% $732	-5% $838	+0% $944	+5% $1,050	+10% $1,156
Rate	-1.0pp $1,045	-0.5pp $995	base $944	+0.5pp $892	+1.0pp $840

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,688
Total (2 units)			$2,687

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Germain St Buffalo, NY	3.0	1.0	2030	$1,300	$0.64	16d	1	0.59mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	25d	1	0.88mi
2514 Delaware Ave Unit 1 Buffalo, NY	3.0	1.0	1620	$1,650	$1.02	3d	1	1.10mi
61 Baxter St Buffalo, NY	3.0	1.0	2014	$1,400	$0.70	3d	1	1.11mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$2,560	$1.96	3d	14	1.35mi
77 Lovering Ave #2 Buffalo, NY	3.0	1.0	1450	$1,895	$1.31	45d	1	1.38mi
172 Tremont Ave Kenmore, NY	3.0	1.5	1569	$2,500	$1.59	12d	1	1.39mi
88 Commonwealth Ave Buffalo, NY	3.0	1.0	2710	$1,695	$0.63	13d	1	1.41mi
79 Commonwealth Ave Buffalo, NY	3.0	1.0	1450	$1,600	$1.10	25d	1	1.45mi

Listing history 6 events

1. 2026-05-13
   status Pending 1499-char remark
2. 2026-04-29
   listed $199,900 Active 1499-char remark
3. 2025-10-27
   status Pending
4. 2025-10-19
   historical
5. 2025-10-04
   listed $197,900 Active
6. 2017-03-27
   soldstatus $35,000

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $1,971 · $164/mo
• Expected delta: +$1,407/yr (+$117/mo · 249.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% 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 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,244
• − Mortgage interest: −$11,198
• − Property taxes: −$565
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − Depreciation: −$5,815
• Taxable income: $8,508
• Est. tax owed @ 24.0%: −$2,042
• After-tax cash flow: $9,287/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): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

+471.1% since first listed

6 events — show timeline

• 2026-05-13 Pending — WNYREIS
• 2026-04-29 Listed $199,900 WNYREIS
• 2025-10-27 Pending — WNYREIS
• 2025-10-19 Listing Removed — WNYREIS
• 2025-10-04 Listed $197,900 WNYREIS
• 2017-03-27 Sold (Public Records) $35,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $565 · +59.9% YoY. Source: county tax records.