145 Weiss St · Buffalo, NY 14206

$144,900

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 31 Days on market

Built 1900 3,000 sqft lot Est $183k · 21% 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 +15.1/30.0
• ARV discount +15.0/15.0
• Appreciation +9.0/10.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home is being sold in "AS IS" condition

Key facts

• Formal dining room
• Community amenities
• First floor laundry

Tags

• FIRST FLOOR LAUNDRY
• EAT IN KITCHEN
• FORMAL DINING ROOM
• KAISERTOWN NEIGHBORHOOD
• NEARBY NEIGHBORHOOD SHOPS
• COMMUNITY AMENITIES

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Existing/resale property
• Construction: Composite siding; Crawl space basement
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Linoleum; Tile; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom (one main-level bathroom)
• Heating & cooling: Gas heating; Heating present (see remarks)
• Interior features: Furnished; Attic; Den; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Other (see remarks)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $48 ($582/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (8.3% below list).
• Recommended offer: $133k (8.3% below list) — sets the bar for 1% rule.

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: 170 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 32% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $10k; list at $145k implies a 1349% 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 $132,894 (8.3% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 8% 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $183,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 Weimar St	0.14mi	3/1.5	1,194 (+8%)	0mo	$209,000	$175	78
21 Glenn St	0.30mi	3/1.0	1,153 (+4%)	3mo	$15,000	$13	76
217 Weiss St	0.14mi	3/1.0	993 (-10%)	3mo	$160,000	$161	74
358 Weimar St	0.25mi	2/1.0 (-1)	1,050 (-5%)	2mo	$200,000	$190	73
72 Weaver St	0.29mi	3/1.0	1,176 (+6%)	4mo	$91,000	$77	72
287 Fenton St	0.19mi	4/1.0 (+1)	1,170 (+6%)	6mo	$235,000	$201	71
286 Barnard St	0.18mi	3/1.5	1,201 (+9%)	7mo	$185,000	$154	70
405 Weimar St	0.31mi	3/1.0	1,188 (+8%)	4mo	$197,500	$166	69
19 Spann St	0.23mi	2/1.0 (-1)	1,026 (-7%)	8mo	$170,000	$166	66
303 Casimer St	0.57mi	3/1.0	1,159 (+5%)	7mo	$221,500	$191	59
95 Fernwood Ave	0.64mi	2/2.0 (-1)	1,137 (+3%)	6mo	$212,000	$186	51
102 Pomona Pl	0.64mi	4/1.0 (+1)	1,232 (+12%)	2mo	$81,000	$66	44

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

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.56×
• Total profit: $63,340
• Equity at exit: $110,660

10-year hold

• IRR: 19.5%
• Equity multiple: 5.47×
• Total profit: $181,541
• Equity at exit: $220,211

Cash invested: $40,572 (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 14206

• Home prices YoY: 1.8%
• Active inventory: 170
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $48

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 91%

Sensitivity live

Price	-10% $149	-5% $99	+0% $48	+5% $-2	+10% $-52
Rent	-10% $-56	-5% $-4	+0% $48	+5% $101	+10% $153
Rate	-1.0pp $121	-0.5pp $85	base $48	+0.5pp $11	+1.0pp $-27

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	15d	1	0.90mi
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	0.90mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	24d	1	0.92mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	3d	1	0.95mi
47 Lester St Unit Main Floor Buffalo, NY	3.0	1.0	900	$1,000	$1.11	45d	1	1.03mi
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	24d	1	1.06mi
2111 Seneca St #3 Buffalo, NY	2.0	1.0	937	$1,150	$1.23	45d	1	1.13mi
23 Indian Orchard Pl Unit Lower Buffalo, NY	3.0	1.0	1200	$1,250	$1.04	45d	1	1.18mi
61 Princeton Pl Buffalo, NY	2.0	1.0	820	$1,300	$1.59	3d	1	1.19mi
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	15d	1	1.28mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	2d	1	1.31mi

Listing history 22 events

1. 2026-06-21
   days on market $144,900 Active 31 DOM
2. 2026-06-18
   days on market $144,900 Active 28 DOM
3. 2026-06-17
   days on market $144,900 Active 27 DOM
4. 2026-06-16
   days on market $144,900 Active 26 DOM
5. 2026-06-15
   days on market $144,900 Active 25 DOM
6. 2026-06-13
   days on market $144,900 Active 23 DOM
7. 2026-06-13
   days on market $144,900 Active 22 DOM
8. 2026-06-10
   days on market $144,900 Active 20 DOM
9. 2026-06-09
   days on market $144,900 Active 19 DOM
10. 2026-06-08
    days on market $144,900 Active 18 DOM
11. 2026-06-07
    days on market $144,900 Active 17 DOM
12. 2026-06-03
    days on market $144,900 Active 13 DOM
13. 2026-06-02
    days on market $144,900 Active 12 DOM
14. 2026-06-01
    days on market $144,900 Active 11 DOM
15. 2026-05-31
    days on market $144,900 Active 10 DOM
16. 2026-05-20
    listed $144,900 Active
17. 2023-07-28
    historical $1,595
18. 2023-07-12
    listed $1,595
19. 2015-10-30
    soldstatus $10,000 Closed Sale or Rented 49-char remark

    Show marketing remark (49 chars)

    Home is being sold in "AS IS" condition

20. 2015-10-22
    soldstatus $10,000
21. 2015-07-28
    price $19,900 49-char remark

    Show marketing remark (49 chars)

    Home is being sold in "AS IS" condition

22. 2015-07-13
    listed $24,900 Active 49-char remark

    Show marketing remark (49 chars)

    Home is being sold in "AS IS" condition

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,947
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$4,215
• Taxable loss: −$1,834
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $1,022/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): 21,631
• Household income: $50,450
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 841.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 25% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Arabic 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: ▲ 8.06%
• Current HPI: 457.3935
• 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

+481.9% since first listed

7 events — show timeline

• 2026-05-20 Listed $144,900 WNYREIS
• 2023-07-28 Rental Removed $1,595 TURBOTENANT
• 2023-07-12 Listed for Rent $1,595 TURBOTENANT
• 2015-10-30 Sold (MLS) $10,000 WNYREIS
• 2015-10-22 Sold (Public Records) $10,000 Public Records
• 2015-07-28 Price Changed $19,900 WNYREIS
• 2015-07-13 Listed $24,900 WNYREIS

Property tax history

+9.0%/yr

Latest (2025): $275 · +0.0% YoY. Source: county tax records.