80 Humason Ave · Buffalo, NY 14211

$149,900

4 bd · 2.0 ba · 1,331 sqft · MultiFamily public records · 101 Days on market

Built 1909 3,000 sqft lot $113/sqft · 38% below area Est $244k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Multi-family units

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

Listing remarks MLS

Welcome to 80 Humason Avenue, 2 family house with basement. 1St. floor offers 3 bedrooms, living, Dining, kitchen and a bathroom. 2nd floor offers 2.5 bedrooms, living, dining, kitchen and a bathroom. This property will be sold "AS IS". Great opportunity for investors for extra passive income. The owner opens to all offers. Offers will be reviewed as they come in. Showings start 3/11 @11am

Key facts

• 3,000 sq ft lot
• 2 garage spots
• Built 1909

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive. Per door: $353/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 172 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2,204/mo this rent would consume 73% 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 $4k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago 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 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.47% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.16%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (median comp): $243,676
• List price: $149,900
• Delta: -38.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 Freund St	0.27mi	4/2.0	1,426 (+7%)	3mo	$130,000	$91	73
121 Domedion Ave	0.11mi	5/2.0 (+1)	1,419 (+7%)	11mo	$80,000	$56	69
99 Sattler Ave	0.38mi	4/2.0	1,390 (+4%)	8mo	$82,500	$59	68
265 Hagen St	0.59mi	3/2.0 (-1)	1,344 (+1%)	8mo	$172,000	$128	60
108 David Ave	0.54mi	3/2.0 (-1)	1,335 (+0%)	17mo	$135,000	$101	55
112 Hazelwood Ave	0.54mi	4/2.0	1,498 (+12%)	1mo	$87,000	$58	53
89 Fisher St	0.30mi	4/2.0	1,197 (-10%)	21mo	$155,000	$129	52
213 Hagen St	0.52mi	4/2.0	1,509 (+13%)	9mo	$150,000	$99	46
262 Newburgh Ave	0.62mi	5/2.0 (+1)	1,351 (+2%)	23mo	$159,469	$118	45
124 Roma Ave	0.71mi	4/2.0	1,520 (+14%)	5mo	$235,000	$155	39
50 Newburgh Ave	0.47mi	4/2.0	1,519 (+14%)	20mo	$135,000	$89	38

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: 24.5%
• Equity multiple: 2.32×
• Total profit: $55,602
• Equity at exit: $59,524

10-year hold

• IRR: 26.2%
• Equity multiple: 4.45×
• Total profit: $144,641
• Equity at exit: $86,022

Cash invested: $41,972 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 172
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,204 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $705

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,204
Total (2 units)			$2,204

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	1d	1	0.08mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	44d	1	0.54mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	44d	1	0.57mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	1d	1	0.65mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	12d	1	0.68mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	0.69mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	23d	1	0.69mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	0.73mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	1.07mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	19d	1	1.19mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	1.37mi
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	1d	1	1.40mi

Listing history 33 events

1. 2026-06-18
   days on market $149,900 Active 101 DOM
2. 2026-06-17
   days on market $149,900 Active 100 DOM
3. 2026-06-16
   days on market $149,900 Active 99 DOM
4. 2026-06-15
   days on market $149,900 Active 98 DOM
5. 2026-06-13
   days on market $149,900 Active 96 DOM
6. 2026-06-13
   days on market $149,900 Active 95 DOM
7. 2026-06-10
   days on market $149,900 Active 93 DOM
8. 2026-06-09
   days on market $149,900 Active 92 DOM
9. 2026-06-08
   days on market $149,900 Active 91 DOM
10. 2026-06-07
    days on market $149,900 Active 90 DOM
11. 2026-06-03
    days on market $149,900 Active 86 DOM
12. 2026-06-02
    days on market $149,900 Active 85 DOM
13. 2026-06-01
    days on market $149,900 Active 84 DOM
14. 2026-05-31
    days on market $149,900 Active 83 DOM
15. 2026-03-09
    listed $149,900 Active 403-char remark

    Show marketing remark (403 chars)

    Welcome to 80 Humason Avenue, 2 family house with basement. 1St. floor offers 3 bedrooms, living, Dining, kitchen and a bathroom. 2nd floor offers 2.5 bedrooms, living, dining, kitchen and a bathroom. This property will be sold "AS IS". Great opportunity for investors for extra passive income. The owner opens to all offers. Offers will be reviewed as they come in. Showings start 3/11 @11am

16. 2025-09-12
    historical
17. 2025-09-02
    price $149,900
18. 2025-08-12
    listed $156,900 Active
19. 2025-07-02
    historical
20. 2025-05-20
    listed $160,000 Active
21. 2025-02-07
    soldstatus $140,000 Closed
22. 2025-01-16
    soldstatus $140,000
23. 2025-01-09
    status Pending
24. 2024-10-09
    status Active
25. 2024-10-07
    listed $145,000 Active
26. 2024-10-03
    price $134,900
27. 2024-08-26
    listed $154,000 Active
28. 2023-08-08
    soldstatus $126,000
29. 2018-11-07
    soldstatus $39,000 Closed Sale or Rented
30. 2018-11-07
    soldstatus $39,000
31. 2018-09-24
    status Under Contract- Do Not Show
32. 2018-09-10
    listed $39,900 Active
33. 2001-10-11
    soldstatus $46,500

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 73% 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: $26,448
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$4,361
• Taxable income: $6,461
• Est. tax owed @ 24.0%: −$1,551
• After-tax cash flow: $6,912/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

+222.4% since first listed

19 events — show timeline

• 2026-03-09 Listed $149,900 WNYREIS
• 2025-09-12 Listing Removed — WNYREIS
• 2025-09-02 Price Changed $149,900 WNYREIS
• 2025-08-12 Listed $156,900 WNYREIS
• 2025-07-02 Listing Removed — WNYREIS
• 2025-05-20 Listed $160,000 WNYREIS
• 2025-02-07 Sold (MLS) $140,000 WNYREIS
• 2025-01-16 Sold (Public Records) $140,000 Public Records
• 2025-01-09 Pending — WNYREIS
• 2024-10-09 Relisted — WNYREIS
• 2024-10-07 Listed $145,000 WNYREIS
• 2024-10-03 Price Changed $134,900 WNYREIS
• 2024-08-26 Listed $154,000 WNYREIS
• 2023-08-08 Sold (Public Records) $126,000 Public Records
• 2018-11-07 Sold (Public Records) $39,000 Public Records
• 2018-11-07 Sold (MLS) $39,000 WNYREIS
• 2018-09-24 Pending — WNYREIS
• 2018-09-10 Listed $39,900 WNYREIS
• 2001-10-11 Sold (Public Records) $46,500 Public Records

Property tax history

+0.3%/yr

Latest (2025): $196 · +0.0% YoY. Source: county tax records.