119 Edna Pl · Buffalo, NY 14209

$179,900

6 bd · 2.0 ba · 2,193 sqft · MultiFamily public records · 23 Days on market

Built 1900 3,990 sqft lot $82/sqft · 23% below area Est $232k · 23% under

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Why this score? — see what drove the A- 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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +5.9/10.0
• Rent growth +4.6/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

BUFFALO 14209.. .119 EDNA PLACE!! MEDICAL CORRIDOR!! THIS HOUSE IS IN NEED OF COMPLETE REHAB INSIDE, THE HOUSE IS VACANT, BRING FLASHLIGHTS & MEASURING TAPE! NEWER ROOF AND VINYL SIDED OUTSIDE; Major renovation needed to this future charmer!! DRIVEWAY AND FENCED YARD; SOLD AS IS!!!; 3/3 DOUBLE w/ FULL ATTIC; READY FOR YOUR DECORATOR PLANS TO MAKE A NEW MULTI HOME IN THE MEDICAL CORRIDOR, MINUTES TO DOWNTOWN BUFFALO!

Key facts

• Fresh paint
• New flooring
• Updated kitchen

Tags

• RENOVATED 2-UNIT
• UPDATED KITCHEN
• NEW BATHROOMS
• NEW FLOORING
• FRESH PAINT
• NEW WINDOWS

Property features AI

Finance

• Other: Two total units (multi‑unit property)
• Financial info: Owner pays water; Operating expenses include water and sewer

Exterior

• Parking: Paved parking
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical system
• Home design: Two-story property; Resale condition
• Construction: Vinyl siding; PEX plumbing; Asphalt roof; Built existing (year built details: existing)
• Exterior features: Near public transit; Rectangular residential lot; City street frontage; Paved parking

Interior

• Kitchen: Gas water heater
• Bedrooms: One unit with 2 bedrooms; One unit with 3 bedrooms
• Flooring: Luxury vinyl; Vinyl; Varied flooring
• Bathrooms: Three full bathrooms total (unit breakdown: 1 full bath in one unit; 2 full baths in the other unit)
• Heating & cooling: Gas forced‑air heating
• Interior features: Accessible doors
• Laundry & utility: Separate gas meters for each unit; Separate electric meters for each unit

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 (+8.5%/yr); 56 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,278/mo this rent would consume 55% of the median local household income ($50k/yr) (locally 959% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k appreciation (1.9% local appreciation)).
• At projected returns (1.9% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $90k; list at $180k implies a 100% 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 $177,201 (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 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: 1.27% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.85%
• DSCR: 1.79
• GRM: 6.6

CMA / ARV

• ARV (median comp): $232,500
• List price: $179,900
• Delta: -22.62%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Dodge St	0.07mi	6/2.0	2,007 (-8%)	9mo	$104,000	$52	75
227 Timon St	0.59mi	6/2.0	2,084 (-5%)	10mo	$190,000	$91	56
159 Purdy St	0.73mi	6/2.0	2,080 (-5%)	6mo	$212,500	$102	53
253 High St	0.32mi	6/2.0	2,448 (+12%)	16mo	$233,000	$95	52
53 Pershing Ave	0.55mi	5/2.0 (-1)	2,360 (+8%)	11mo	$149,000	$63	48
248 Dodge St	0.17mi	6/3.0	2,520 (+15%)	19mo	$345,000	$137	47
494 Best St	0.58mi	6/2.0	2,352 (+7%)	17mo	$267,000	$114	47
439 Riley St	0.65mi	6/2.0	2,320 (+6%)	17mo	$253,000	$109	46
48 Glenwood Ave	0.57mi	5/2.0 (-1)	1,879 (-14%)	2mo	$192,000	$102	43
553 E North St	0.72mi	5/2.0 (-1)	2,272 (+4%)	16mo	$83,800	$37	42
421 E Utica St	0.71mi	5/2.0 (-1)	2,377 (+8%)	10mo	$210,000	$88	39
65 Kingsley St	0.55mi	5/2.0 (-1)	1,884 (-14%)	11mo	$230,000	$122	37

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

Projected returns pro-forma

1.86% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.40×
• Total profit: $70,765
• Equity at exit: $69,623

10-year hold

• IRR: 29.7%
• Equity multiple: 5.39×
• Total profit: $221,175
• Equity at exit: $99,244

Cash invested: $50,372 (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 14209

• Home prices YoY: 0.4%
• Rents YoY: 8.5%
• Active inventory: 56
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,278 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $749

Break-even live

Break-even rent $1,330

Max offer price $179,900

Occupancy floor 62%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
518 Wilson St Buffalo, NY	5.0	1.5	1848	$1,500	$0.81	23d	1	1.12mi
15 Hughes Ave Buffalo, NY	7.0	2.0	1650	$3,000	$1.82	43d	1	1.39mi

Listing history 10 events

1. 2026-04-27
   listed $179,900 Active 850-char remark
2. 2026-03-02
   soldstatus $90,000
3. 2021-11-22
   historical
4. 2021-10-16
   status Active
5. 2021-09-28
   status Under Contract- Do Not Show
6. 2021-09-15
   listed $89,900 Active
7. 2021-08-31
   soldstatus $61,000
8. 2021-08-25
   soldstatus $61,000 Closed Sale or Rented

   Show marketing remark (425 chars)

   BUFFALO 14209.. .119 EDNA PLACE!! MEDICAL CORRIDOR!! THIS HOUSE IS IN NEED OF COMPLETE REHAB INSIDE, THE HOUSE IS VACANT, BRING FLASHLIGHTS & MEASURING TAPE! NEWER ROOF AND VINYL SIDED OUTSIDE; Major renovation needed to this future charmer!! DRIVEWAY AND FENCED YARD; SOLD AS IS!!!; 3/3 DOUBLE w/ FULL ATTIC; READY FOR YOUR DECORATOR PLANS TO MAKE A NEW MULTI HOME IN THE MEDICAL CORRIDOR, MINUTES TO DOWNTOWN BUFFALO!

9. 2021-05-27
   status Under Contract- Do Not Show

   Show marketing remark (425 chars)

   BUFFALO 14209.. .119 EDNA PLACE!! MEDICAL CORRIDOR!! THIS HOUSE IS IN NEED OF COMPLETE REHAB INSIDE, THE HOUSE IS VACANT, BRING FLASHLIGHTS & MEASURING TAPE! NEWER ROOF AND VINYL SIDED OUTSIDE; Major renovation needed to this future charmer!! DRIVEWAY AND FENCED YARD; SOLD AS IS!!!; 3/3 DOUBLE w/ FULL ATTIC; READY FOR YOUR DECORATOR PLANS TO MAKE A NEW MULTI HOME IN THE MEDICAL CORRIDOR, MINUTES TO DOWNTOWN BUFFALO!

10. 2021-05-04
    listed $50,119 Active

    Show marketing remark (425 chars)

    BUFFALO 14209.. .119 EDNA PLACE!! MEDICAL CORRIDOR!! THIS HOUSE IS IN NEED OF COMPLETE REHAB INSIDE, THE HOUSE IS VACANT, BRING FLASHLIGHTS & MEASURING TAPE! NEWER ROOF AND VINYL SIDED OUTSIDE; Major renovation needed to this future charmer!! DRIVEWAY AND FENCED YARD; SOLD AS IS!!!; 3/3 DOUBLE w/ FULL ATTIC; READY FOR YOUR DECORATOR PLANS TO MAKE A NEW MULTI HOME IN THE MEDICAL CORRIDOR, MINUTES TO DOWNTOWN BUFFALO!

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: +$1,327/yr (+$111/mo · 343.4%)

ⓘ 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 ≥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: $27,341
• − Mortgage interest: −$10,077
• − Property taxes: −$386
• − Insurance: −$900
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$5,233
• Taxable income: $6,370
• Est. tax owed @ 24.0%: −$1,529
• After-tax cash flow: $7,464/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): 8,313
• Household income: $50,046
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 959.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 30% Hispanic / Latino 11% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 9% · Canada, Dominican Republic, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 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: ▲ 1.86%
• Current HPI: 443.9414
• Rent YoY: ▲ 8.53%
• 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

+258.9% since first listed

11 events — show timeline

• 2026-05-22 Pending — WNYREIS
• 2026-04-27 Listed $179,900 WNYREIS
• 2026-03-02 Sold (Public Records) $90,000 Public Records
• 2021-11-22 Listing Removed — WNYREIS
• 2021-10-16 Relisted — WNYREIS
• 2021-09-28 Pending — WNYREIS
• 2021-09-15 Listed $89,900 WNYREIS
• 2021-08-31 Sold (Public Records) $61,000 Public Records
• 2021-08-25 Sold (MLS) $61,000 WNYREIS
• 2021-05-27 Pending — WNYREIS
• 2021-05-04 Listed $50,119 WNYREIS

Property tax history

+11.0%/yr

Latest (2025): $386 · -26.7% YoY. Source: county tax records.