212 Grote St · Buffalo, NY 14207

$159,900

4 bd · 1.0 ba · 1,172 sqft · SingleFamily public records · 72 Days on market

Built 1920 1,750 sqft lot $136/sqft · 24% below area Est $210k · 24% under

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Why this score? — see what drove the C+ 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• 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

Listing remarks MLS

Welcome to this charming and versatile 4-bedroom, 2 full bath home offering both comfort and convenience! In addition to the spacious bedrooms, you’ll find an extra room perfect for a home office, playroom, or flex space to fit your needs. Step inside to enjoy updated vinyl flooring that adds a modern touch while being durable and easy to maintain. The inviting porch provides the perfect spot to relax and unwind. Location is everything, and this home delivers—just a short walk to Wegmans and a variety of popular restaurants, making everyday errands and dining out incredibly convenient. Whether you're looking for space to grow, work from home, or simply enjoy a walkable neighborhood, this home checks all the boxes. Don’t miss your opportunity to make it yours!

Key facts

• 1,750 sq ft lot
• Built 1920
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

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 (+8.2%/yr); 197 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,658/mo this rent would consume 50% 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $50k; list at $160k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.04% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $209,992
• List price: $159,900
• Delta: -23.85%
• 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
149 Howell St	0.20mi	3/2.0 (-1)	1,097 (-6%)	7mo	$155,000	$141	65
24 Greeley St	0.41mi	3/1.0 (-1)	1,206 (+3%)	12mo	$231,000	$192	61
87 Kail St	0.58mi	3/1.0 (-1)	1,188 (+1%)	10mo	$134,900	$114	57
82 Bush St	0.20mi	3/1.5 (-1)	1,024 (-13%)	8mo	$70,000	$68	57
60 Mandan St	0.53mi	3/1.0 (-1)	1,120 (-4%)	15mo	$180,000	$161	50
64 Germain St	0.34mi	3/1.0 (-1)	1,270 (+8%)	20mo	$107,500	$85	49
62 Germain St	0.35mi	3/1.0 (-1)	1,320 (+13%)	13mo	$80,000	$61	47
154 Germain St	0.34mi	3/1.0 (-1)	1,334 (+14%)	17mo	$120,000	$90	42
123 Greeley St	0.60mi	3/1.5 (-1)	1,092 (-7%)	14mo	$205,000	$188	42
37 Clay St	0.54mi	3/1.0 (-1)	1,069 (-9%)	18mo	$160,000	$150	41
52 Clay St	0.56mi	4/1.0	1,300 (+11%)	22mo	$147,000	$113	38
42 Clay St	0.56mi	4/1.0	1,020 (-13%)	22mo	$50,000	$49	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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,072
• Equity at exit: $23,842

10-year hold

• IRR: 12.2%
• Equity multiple: 2.19×
• Total profit: $53,244
• Equity at exit: $13,825

Cash invested: $44,772 (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: 197
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $205

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 83%

Sensitivity live

Price	-10% $315	-5% $260	+0% $205	+5% $150	+10% $94
Rent	-10% $74	-5% $139	+0% $205	+5% $270	+10% $336
Rate	-1.0pp $285	-0.5pp $246	base $205	+0.5pp $163	+1.0pp $121

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	24d	1	0.13mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	24d	1	0.36mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	24d	1	0.42mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.84mi
2522 Delaware Ave Buffalo, NY	3.0	1.0	1150	$1,625	$1.41	2d	1	1.01mi
891 Richmond Ave Buffalo, NY	3.0	1.0	1176	$1,800	$1.53	44d	1	1.07mi
37 Abbottsford Pl Buffalo, NY	3.0	1.0	1130	$1,650	$1.46	44d	1	1.10mi
244 Hartwell Rd Buffalo, NY	3.0	1.0	1250	$1,500	$1.20	3d	1	1.11mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$2,560	$1.96	2d	14	1.11mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	24d	1	1.12mi
88 Commonwealth Ave Buffalo, NY	3.0	1.0	1355	$1,695	$1.25	20d	1	1.14mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	3d	1	1.15mi
79 Commonwealth Ave Buffalo, NY	3.0	1.0	1450	$1,600	$1.10	24d	1	1.17mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	1.18mi
77 Lovering Ave #2 Buffalo, NY	3.0	1.0	1450	$1,895	$1.31	44d	1	1.18mi
140 Commonwealth Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$3,500	$2.80	44d	1	1.18mi
374 Baynes St Buffalo, NY	3.0	1.0	1126	$1,550	$1.38	44d	1	1.19mi
309 Bird Ave Unit 1 Buffalo, NY	3.0	1.0	1100	$2,200	$2.00	44d	1	1.20mi
305 Bird Ave Unit 3 Buffalo, NY	3.0	1.5	1128	$2,300	$2.04	44d	1	1.21mi
825 Forest Ave Buffalo, NY	3.0	1.0	1200	$2,000	$1.67	24d	1	1.31mi
825 Forest Ave Unit 1 Buffalo, NY	3.0	1.0	1200	$1,700	$1.42	3d	1	1.31mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	24d	1	1.37mi
1560 Delaware Ave Unit 1 Buffalo, NY	3.0	1.0	1000	$2,800	$2.80	24d	1	1.40mi
232 Dewitt St Buffalo, NY	3.0	1.0	1200	$1,300	$1.08	24d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $159,900 Active 72 DOM
2. 2026-06-17
   days on market $159,900 Active 71 DOM
3. 2026-06-16
   days on market $159,900 Active 70 DOM
4. 2026-06-15
   days on market $159,900 Active 69 DOM
5. 2026-06-13
   days on market $159,900 Active 67 DOM
6. 2026-06-13
   days on market $159,900 Active 66 DOM
7. 2026-06-10
   days on market $159,900 Active 64 DOM
8. 2026-06-09
   days on market $159,900 Active 63 DOM
9. 2026-06-08
   days on market $159,900 Active 62 DOM
10. 2026-06-07
    days on market $159,900 Active 61 DOM
11. 2026-06-03
    days on market $159,900 Active 57 DOM
12. 2026-06-02
    days on market $159,900 Active 56 DOM
13. 2026-06-01
    days on market $159,900 Active 55 DOM
14. 2026-05-31
    days on market $159,900 Active 54 DOM
15. 2026-04-07
    listed $159,900 Active 787-char remark

    Show marketing remark (787 chars)

    Welcome to this charming and versatile 4-bedroom, 2 full bath home offering both comfort and convenience! In addition to the spacious bedrooms, you’ll find an extra room perfect for a home office, playroom, or flex space to fit your needs. Step inside to enjoy updated vinyl flooring that adds a modern touch while being durable and easy to maintain. The inviting porch provides the perfect spot to relax and unwind. Location is everything, and this home delivers—just a short walk to Wegmans and a variety of popular restaurants, making everyday errands and dining out incredibly convenient. Whether you're looking for space to grow, work from home, or simply enjoy a walkable neighborhood, this home checks all the boxes. Don’t miss your opportunity to make it yours!

16. 2021-04-01
    soldstatus $50,000
17. 2021-03-31
    soldstatus $50,000 Closed Sale or Rented 292-char remark

    Show marketing remark (292 chars)

    4 bedroom, 2 bathroom old style two story home. New hot water tank, some new windows, some new floors, new shower upstairs. Cute fixer upper to move in and put your finishing touches on or rent and have tenant pay your mortgage. Located in convenient area close to Hertel Ave, and Buff State.

18. 2020-12-01
    status Pending Sale 292-char remark

    Show marketing remark (292 chars)

    4 bedroom, 2 bathroom old style two story home. New hot water tank, some new windows, some new floors, new shower upstairs. Cute fixer upper to move in and put your finishing touches on or rent and have tenant pay your mortgage. Located in convenient area close to Hertel Ave, and Buff State.

19. 2020-10-28
    price $65,000 292-char remark

    Show marketing remark (292 chars)

    4 bedroom, 2 bathroom old style two story home. New hot water tank, some new windows, some new floors, new shower upstairs. Cute fixer upper to move in and put your finishing touches on or rent and have tenant pay your mortgage. Located in convenient area close to Hertel Ave, and Buff State.

20. 2020-08-21
    listed $75,000 Active 292-char remark

    Show marketing remark (292 chars)

    4 bedroom, 2 bathroom old style two story home. New hot water tank, some new windows, some new floors, new shower upstairs. Cute fixer upper to move in and put your finishing touches on or rent and have tenant pay your mortgage. Located in convenient area close to Hertel Ave, and Buff State.

ⓘ 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 ≥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: $19,898
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$4,652
• Taxable loss: −$92
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $2,481/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

+113.2% since first listed

6 events — show timeline

• 2026-04-07 Listed $159,900 WNYREIS
• 2021-04-01 Sold (Public Records) $50,000 Public Records
• 2021-03-31 Sold (MLS) $50,000 WNYREIS
• 2020-12-01 Pending — WNYREIS
• 2020-10-28 Price Changed $65,000 WNYREIS
• 2020-08-21 Listed $75,000 WNYREIS

Property tax history

+9.4%/yr

Latest (2025): $291 · +0.0% YoY. Source: county tax records.