39 Koons Ave · Buffalo, NY 14212

$124,900

2 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 45 Days on market

Built 1900 2,820 sqft lot $98/sqft · 42% above area Est $88k · 42% over

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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 +21.2/30.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Back on the market ! Availabile for showing on Thurs, Sept 1 at 4pm. Property has a new roof and new high efficiency furnace. Could be turned into a 3 bedroom property with a little TLC,

Key facts

• Solid bones
• Formal dining room
• Large living room

Tags

• LARGE LIVING ROOM
• FORMAL DINING ROOM
• SOLID BONES
• FUNCTIONAL LIVING SPACE

Property features AI

Exterior

• Parking: No garage; Shared driveway
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing/resale property
• Construction: Frame construction; Crawl space foundation
• Exterior features: Concrete driveway; Rectangular lot (approx. 30 x 94)

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Electric and gas forced-air heating
• Interior features: Separate/formal living room; Additional interior features noted in remarks

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% 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: 83 active listings in the ZIP; 6 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).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $125k implies a 733% 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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $87,700
• List price: $124,900
• Delta: 42.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Krupp Ave	0.42mi	2/1.0	1,320 (+4%)	1mo	$50,000	$38	73
89 Goodyear Ave	0.10mi	3/1.0 (+1)	1,360 (+7%)	15mo	$60,000	$44	66
48 Deshler St	0.19mi	3/1.0 (+1)	1,358 (+7%)	13mo	$76,500	$56	64
38 N Central Ave Unit W	0.28mi	3/1.0 (+1)	1,386 (+9%)	10mo	$110,000	$79	59
402 Benzinger St	0.73mi	2/1.0	1,269 (-0%)	9mo	$125,500	$99	58
99 Quincy St	0.18mi	3/1.0 (+1)	1,429 (+12%)	16mo	$93,000	$65	53
391 Greene St	0.59mi	3/1.0 (+1)	1,144 (-10%)	2mo	$200,000	$175	49
160 Brinkman Ave	0.71mi	3/2.0 (+1)	1,253 (-1%)	12mo	$145,000	$116	46
77 King St	0.71mi	2/1.0	1,351 (+6%)	16mo	$116,600	$86	43
105 Regent St	0.68mi	3/2.0 (+1)	1,138 (-10%)	6mo	$110,000	$97	37
313 Ideal St	0.74mi	3/1.0 (+1)	1,386 (+9%)	17mo	$180,000	$130	31
29 Bogardus St	0.71mi	3/1.0 (+1)	1,092 (-14%)	10mo	$150,000	$137	30

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 3.28×
• Total profit: $79,589
• Equity at exit: $112,520

10-year hold

• IRR: 25.0%
• Equity multiple: 7.44×
• Total profit: $225,337
• Equity at exit: $242,653

Cash invested: $34,972 (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 14212

• Home prices YoY: 20.4%
• Active inventory: 83
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,322 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $181

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 81%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	43d	1	0.61mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	19d	1	0.92mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	1.05mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	23d	1	1.05mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	43d	1	1.40mi
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	14d	1	1.41mi

Listing history 26 events

1. 2026-06-18
   days on market $124,900 Active 45 DOM
2. 2026-06-17
   days on market $124,900 Active 44 DOM
3. 2026-06-16
   days on market $124,900 Active 43 DOM
4. 2026-06-15
   days on market $124,900 Active 42 DOM
5. 2026-06-13
   days on market $124,900 Active 40 DOM
6. 2026-06-13
   days on market $124,900 Active 39 DOM
7. 2026-06-10
   pricedays on market $124,900 Active 37 DOM
8. 2026-06-09
   days on market $134,900 Active 36 DOM
9. 2026-06-08
   days on market $134,900 Active 35 DOM
10. 2026-06-07
    days on market $134,900 Active 34 DOM
11. 2026-06-03
    days on market $134,900 Active 30 DOM
12. 2026-06-02
    days on market $134,900 Active 29 DOM
13. 2026-06-01
    days on market $134,900 Active 28 DOM
14. 2026-05-31
    days on market $134,900 Active 27 DOM
15. 2026-05-04
    listed $134,900 Active 655-char remark
16. 2018-04-24
    soldstatus $15,000
17. 2016-11-03
    soldstatus $12,000 Closed Sale or Rented 186-char remark

    Show marketing remark (186 chars)

    Back on the market ! Availabile for showing on Thurs, Sept 1 at 4pm. Property has a new roof and new high efficiency furnace. Could be turned into a 3 bedroom property with a little TLC,

18. 2016-09-08
    status Pending Sale 186-char remark

    Show marketing remark (186 chars)

    Back on the market ! Availabile for showing on Thurs, Sept 1 at 4pm. Property has a new roof and new high efficiency furnace. Could be turned into a 3 bedroom property with a little TLC,

19. 2016-08-29
    status Active 186-char remark

    Show marketing remark (186 chars)

    Back on the market ! Availabile for showing on Thurs, Sept 1 at 4pm. Property has a new roof and new high efficiency furnace. Could be turned into a 3 bedroom property with a little TLC,

20. 2016-08-12
    historical 186-char remark

    Show marketing remark (186 chars)

    Back on the market ! Availabile for showing on Thurs, Sept 1 at 4pm. Property has a new roof and new high efficiency furnace. Could be turned into a 3 bedroom property with a little TLC,

21. 2016-08-09
    listed $12,000 Active 186-char remark

    Show marketing remark (186 chars)

    Back on the market ! Availabile for showing on Thurs, Sept 1 at 4pm. Property has a new roof and new high efficiency furnace. Could be turned into a 3 bedroom property with a little TLC,

22. 2010-04-26
    soldstatus $3,500

    Show marketing remark (142 chars)

    MOVE INTO THIS CUTE 2 BEDROOM AND ONE BATHROOM CAPE COD WITH A FENCED YARD AND TWO SHEDS. THERE IS A CONCRETE DRIVEWAY FOR OFF STREET PARKING.

23. 2009-12-15
    listed $3,316

    Show marketing remark (142 chars)

    MOVE INTO THIS CUTE 2 BEDROOM AND ONE BATHROOM CAPE COD WITH A FENCED YARD AND TWO SHEDS. THERE IS A CONCRETE DRIVEWAY FOR OFF STREET PARKING.

24. 2000-08-22
    soldstatus $14,500
25. 1994-03-08
    soldstatus $32,500
26. 1994-02-16
    soldstatus $17,000

ⓘ 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 2/10 Low 7 d/yr ≥92°F today · 14 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: $15,865
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$3,633
• Taxable income: $199
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $2,128/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
• City population: 440,021
• Population (ZIP): 13,603

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 0.75)
• Race & ethnicity: White 32% Black 27% Asian 25% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 12% Serbian 1% Lithuanian 1%
• Foreign-born: 20% · Philippines, Canada, China
• Languages at home: 68% English-only · Other Indo-European 18% Spanish 4% Other Asian/Pacific 2%

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: ▲ 79.80%
• Current HPI: 471.6399
• Rent YoY: —
• Metro: —
• 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

+634.7% since first listed

13 events — show timeline

• 2026-06-10 Price Changed $124,900 WNYREIS
• 2026-05-04 Listed $134,900 WNYREIS
• 2018-04-24 Sold (Public Records) $15,000 Public Records
• 2016-11-03 Sold (MLS) $12,000 WNYREIS
• 2016-09-08 Pending — WNYREIS
• 2016-08-29 Relisted — WNYREIS
• 2016-08-12 Listing Removed — WNYREIS
• 2016-08-09 Listed $12,000 WNYREIS
• 2010-04-26 Sold (MLS) $3,500 WNYREIS
• 2009-12-15 Listed $3,316 WNYREIS
• 2000-08-22 Sold (Public Records) $14,500 Public Records
• 1994-03-08 Sold (Public Records) $32,500 Public Records
• 1994-02-16 Sold (Public Records) $17,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $198 · +171.9% YoY. Source: county tax records.