101 Wiley Pl · Buffalo, NY 14207

$164,000

4 bd · 2.0 ba · 1,556 sqft · MultiFamily public records · 36 Days on market

Built 1927 3,360 sqft lot Est $207k · 21% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Turnkey Cash-Flow Duplex – 101 Wiley Pl, Buffalo, NY 14207!Fully rented and ready to own — This 4-bed, 2-bath 2/2 duplex is currently generating $2,100 per month in stable rental income with tenants in place. Offering 1,556 sq ft on a 3,360 sq ft lot in the Riverside/Black Rock neighborhood (ZIP 14207), this 1927-built multi-family home delivers immediate returns in a high-demand rental market. Solid fundamentals make it low-maintenance and investor-friendly. Perfect for hands-off investors looking for reliable cash flow, portfolio growth, or a BRRRR opportunity with minimal work needed. Live in one unit and rent the other, or keep both rented for strong monthly income. Proven i

Key facts

• Cash flow duplex
• Investor friendly
• Stable rental income

Tags

• CASH FLOW DUPLEX
• STABLE RENTAL INCOME
• HIGH DEMAND RENTAL MARKET
• LOW MAINTENANCE
• INVESTOR FRIENDLY
• BONUS FINISHED ATTIC ROOM

Property features AI

Finance

• Financial info: Property is a two-unit multifamily building; Each unit has separate gas and electric meters; Owner pays water; water included in rent; Operating expenses include water/sewer; Current rents: approximately $1,125 for the 1-bedroom unit and $975 for the 2-bedroom unit

Exterior

• Parking: Detached garage with 1 vehicle space; Concrete parking surfaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property; Vinyl siding exterior
• Construction: Vinyl siding construction
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 30 x 112

Interior

• Kitchen: Eat-in kitchen (in 1-bedroom unit); Dining area with living room (in 2-bedroom unit)
• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Flooring: Vinyl flooring; Varied flooring throughout
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $164,000 price doesn't fit this home's estimated sale value (~$206,948) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $164k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $726/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $164k).
• Recommended offer: $159k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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: Rents rising fast (+8.2%/yr); 199 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $3,059/mo this rent would consume 92% 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.87% ✓
• Cap rate: 16.92%
• Cash-on-cash: 37.94%
• DSCR: 2.69
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $206,948
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Blum Ave	0.46mi	4/2.0	1,600 (+3%)	1mo	$212,000	$133	74
315 Roesch Ave	0.28mi	3/2.0 (-1)	1,498 (-4%)	6mo	$167,000	$111	71
23 Wyandotte Ave	0.39mi	4/2.0	1,496 (-4%)	6mo	$150,000	$100	70
77 Eckhert St	0.58mi	4/2.0	1,584 (+2%)	6mo	$211,000	$133	65
365 Washington Ave	0.58mi	4/2.0	1,536 (-1%)	10mo	$249,000	$162	62
170 Mayville Ave	0.69mi	4/2.0	1,612 (+4%)	3mo	$199,000	$123	59
345 Westgate Rd	0.57mi	3/2.0 (-1)	1,538 (-1%)	9mo	$217,000	$141	59
151 Crowley Ave	0.74mi	4/2.0	1,565 (+1%)	10mo	$89,000	$57	56
108 Eckhert St	0.63mi	5/2.0 (+1)	1,629 (+5%)	6mo	$230,000	$141	53
87 Laird Ave	0.58mi	4/2.0	1,419 (-9%)	7mo	$150,000	$106	53
175 Mayville Ave	0.70mi	4/2.0	1,674 (+8%)	5mo	$225,000	$134	50
379 Victoria Blvd	0.51mi	4/2.0	1,764 (+13%)	6mo	$285,606	$162	49

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: 39.2%
• Equity multiple: 2.79×
• Total profit: $82,000
• Equity at exit: $24,453

10-year hold

• IRR: 47.9%
• Equity multiple: 6.75×
• Total profit: $263,816
• Equity at exit: $14,180

Cash invested: $45,920 (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: 8.9×

Monthly cashflow live

• Estimated rent: $3,059 high
• Mortgage (P&I): −$860
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $1,452

Break-even live

Break-even rent $1,221

Max offer price $164,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,545	-5% $1,498	+0% $1,452	+5% $1,405	+10% $1,359
Rent	-10% $1,210	-5% $1,331	+0% $1,452	+5% $1,573	+10% $1,693
Rate	-1.0pp $1,534	-0.5pp $1,494	base $1,452	+0.5pp $1,409	+1.0pp $1,366

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,060
Total (2 units)			$3,059

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	2d	1	0.21mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	24d	1	0.64mi
61 Baxter St Buffalo, NY	3.0	1.0	2014	$1,400	$0.70	2d	1	0.70mi
172 Tremont Ave Kenmore, NY	3.0	1.5	1569	$2,500	$1.59	11d	1	0.90mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	24d	1	0.94mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	22d	1	0.96mi
2522 Delaware Ave Buffalo, NY	3.0	1.0	1150	$1,625	$1.41	2d	1	1.40mi
2514 Delaware Ave Unit 1 Buffalo, NY	3.0	1.0	1620	$1,650	$1.02	2d	1	1.41mi
244 Hartwell Rd Buffalo, NY	3.0	1.0	1250	$1,500	$1.20	4d	1	1.48mi

Listing history 20 events

1. 2026-06-21
   days on market $164,000 Active 36 DOM
2. 2026-06-18
   days on market $164,000 Active 33 DOM
3. 2026-06-17
   days on market $164,000 Active 32 DOM
4. 2026-06-16
   days on market $164,000 Active 31 DOM
5. 2026-06-15
   days on market $164,000 Active 30 DOM
6. 2026-06-13
   days on market $164,000 Active 28 DOM
7. 2026-06-13
   days on market $164,000 Active 27 DOM
8. 2026-06-10
   pricedays on market $164,000 Active 25 DOM
9. 2026-06-09
   days on market $169,000 Active 24 DOM
10. 2026-06-08
    days on market $169,000 Active 23 DOM
11. 2026-06-07
    days on market $169,000 Active 22 DOM
12. 2026-06-03
    days on market $169,000 Active 18 DOM
13. 2026-06-02
    days on market $169,000 Active 17 DOM
14. 2026-06-01
    days on market $169,000 Active 16 DOM
15. 2026-05-31
    days on market $169,000 Active 15 DOM
16. 2026-05-15
    listed $175,000 Active
17. 2021-12-13
    soldstatus $1,980,000
18. 2008-05-12
    soldstatus $60,000
19. 2005-01-07
    soldstatus $36,000
20. 1993-03-15
    soldstatus $40,000

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $1,604 · $134/mo
• Expected delta: +$1,167/yr (+$97/mo · 267.0%)

ⓘ 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) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,708
• − Mortgage interest: −$9,187
• − Property taxes: −$437
• − Insurance: −$820
• − Repairs & maintenance: −$2,937
• − Management: −$2,937
• − Depreciation: −$4,771
• Taxable income: $15,620
• Est. tax owed @ 24.0%: −$3,749
• After-tax cash flow: $13,673/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

+337.5% since first listed

5 events — show timeline

• 2026-05-15 Listed $175,000 WNYREIS
• 2021-12-13 Sold (Public Records) $1,980,000 Public Records
• 2008-05-12 Sold (Public Records) $60,000 Public Records
• 2005-01-07 Sold (Public Records) $36,000 Public Records
• 1993-03-15 Sold (Public Records) $40,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $437 · +0.0% YoY. Source: county tax records.