95 Northland Ave · Buffalo, NY 14208

$90,500

3 bd · 1.0 ba · 1,988 sqft · SingleFamily public records · 22 Days on market

Built 1900 2,100 sqft lot

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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
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment property. Needs some TLC. Sold "as is".

Key facts

• 2,100 sq ft lot
• Built 1900
• Listed 22 days

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story existing residence
• Construction: Aluminum and vinyl siding; Stone foundation
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 30 x 70

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Natural woodwork; Varies hardwood flooring; Has full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.8% 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: 54 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,065/mo this rent would consume 51% of the median local household income ($48k/yr) (locally 723% 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 $626 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $89,142 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 2.28% ✓
• Cap rate: 20.76%
• Cash-on-cash: 51.66%
• DSCR: 3.30
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $266,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Brunswick Blvd Blvd	0.26mi	3/2.0	2,054 (+3%)	13mo	$260,000	$127	67
42 Lancaster Ave	0.67mi	4/2.5 (+1)	1,979 (-0%)	3mo	$448,750	$227	54
1366 Michigan Ave Ave	0.68mi	4/2.0 (+1)	2,093 (+5%)	0mo	$145,000	$69	50
141 Loring Ave	0.57mi	4/2.0 (+1)	2,134 (+7%)	4mo	$255,000	$119	48
164 Harvard Pl	0.36mi	3/2.5	1,700 (-14%)	8mo	$344,000	$202	46
175 Oxford Ave	0.37mi	3/2.5	2,258 (+14%)	10mo	$434,000	$192	46
88 Donaldson Rd	0.39mi	3/1.5	1,699 (-14%)	13mo	$217,000	$128	45
19 Saint James Pl	0.70mi	3/1.5	2,130 (+7%)	11mo	$500,000	$235	44
76 Lancaster Ave	0.74mi	4/2.5 (+1)	2,115 (+6%)	5mo	$283,000	$134	40
466 Northland Ave	0.72mi	3/1.0	1,814 (-9%)	19mo	$200,000	$110	36
196 Hughes Ave	0.60mi	4/2.0 (+1)	1,808 (-9%)	17mo	$240,000	$133	33
825 Auburn Ave	0.69mi	4/2.5 (+1)	2,236 (+12%)	3mo	$575,000	$257	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.5%
• Equity multiple: 3.16×
• Total profit: $54,797
• Equity at exit: $13,494

10-year hold

• IRR: 55.0%
• Equity multiple: 6.41×
• Total profit: $137,102
• Equity at exit: $7,825

Cash invested: $25,340 (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 14208

• Home prices YoY: -3.4%
• Active inventory: 54
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$475
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $1,091

Break-even live

Break-even rent $684

Max offer price $90,500

Occupancy floor 42%

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: $22,625
• Closing costs: $2,715
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Florida St Buffalo, NY	3.0	1.0	1296	$1,650	$1.27	43d	1	0.11mi
1786 Main St Unit 104 Buffalo, NY	2.0	2.0	1256	$1,875	$1.49	43d	1	0.21mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	14d	1	0.57mi
563 Humboldt Pkwy Buffalo, NY	3.0	1.0	2004	$1,200	$0.60	23d	1	0.61mi
121 Humboldt Pkwy Unit B Buffalo, NY	2.0	1.0	1265	$1,750	$1.38	43d	1	0.68mi
73 Inter Park Ave Buffalo, NY	3.0	1.0	2080	$1,300	$0.62	14d	1	0.83mi
740 Elmwood Ave Buffalo, NY	3.0	1.0	2000	$1,995	$1.00	14d	1	1.09mi
888 Delaware Ave Buffalo, NY	2.0	1.0–2.0	899	$2,440	$2.71	23d	1	1.12mi
569 Elmwood Ave Buffalo, NY	2.0	1.0	1500	$1,750	$1.17	11d	1	1.15mi
552 Potomac Ave Buffalo, NY	2.0	1.0	2500	$2,200	$0.88	43d	1	1.22mi
451 Elmwood Ave Buffalo, NY	2.0	1.0	1633	$3,305	$2.02	43d	1	1.24mi
19 North St Buffalo, NY	2.0	1.0–2.0	1306	$2,910	$2.23	10d	7	1.34mi
217 Norwood Ave Apt 1 Buffalo, NY	2.0	1.0	1500	$2,700	$1.80	43d	1	1.34mi
836 Richmond Ave Buffalo, NY	4.0	3.5	1982	$4,500	$2.27	43d	1	1.37mi
330 Bryant St Buffalo, NY	3.0	2.0	2224	$2,200	$0.99	19d	1	1.37mi
118 Ashland Ave Buffalo, NY	3.0	1.0	1326	$1,850	$1.40	14d	1	1.39mi
202 Summit Ave Unit 1 Buffalo, NY	3.0	1.0	2000	$2,400	$1.20	23d	1	1.44mi
40 Putnam St Buffalo, NY	4.0	1.0	1600	$2,100	$1.31	23d	1	1.46mi
83 Baynes St Unit Lower Buffalo, NY	3.0	1.0	2550	$1,850	$0.73	14d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $90,500 Active 22 DOM
2. 2026-06-17
   days on market $90,500 Active 21 DOM
3. 2026-06-16
   days on market $90,500 Active 20 DOM
4. 2026-06-15
   days on market $90,500 Active 19 DOM
5. 2026-06-13
   days on market $90,500 Active 17 DOM
6. 2026-06-13
   days on market $90,500 Active 16 DOM
7. 2026-06-10
   days on market $90,500 Active 14 DOM
8. 2026-06-09
   days on market $90,500 Active 13 DOM
9. 2026-06-08
   days on market $90,500 Active 12 DOM
10. 2026-06-07
    days on market $90,500 Active 11 DOM
11. 2026-06-03
    days on market $90,500 Active 7 DOM
12. 2026-06-02
    days on market $90,500 Active 6 DOM
13. 2026-06-01
    days on market $90,500 Active 5 DOM
14. 2026-05-31
    days on market $90,500 Active 4 DOM
15. 2026-05-27
    listed $90,500 Active

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $935 · $78/mo
• Expected delta: +$595/yr (+$50/mo · 174.8%)

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

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 ≥91°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: $24,784
• − Mortgage interest: −$5,069
• − Property taxes: −$340
• − Insurance: −$452
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$2,633
• Taxable income: $12,324
• Est. tax owed @ 24.0%: −$2,958
• After-tax cash flow: $10,134/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): 12,572
• Household income: $48,476
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 723.0

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: Predominantly Black (72%)
• Race & ethnicity: Black 72% White 15% Asian 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Italian 1% Hispanic 0%
• Foreign-born: 7% · Canada, South Korea, Philippines
• Languages at home: 89% English-only · Other Indo-European 3% Spanish 2% French/Haitian/Cajun 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: ▼ -16.37%
• Current HPI: 459.2084
• 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

1 event — show timeline

• 2026-05-27 Listed $90,500 WNYREIS

Property tax history

+8.4%/yr

Latest (2025): $340 · +8.4% YoY. Source: county tax records.