27 Como Ave · Buffalo, NY 14220

$275,000

6 bd · 2.0 ba · 2,124 sqft · MultiFamily public records · 13 Days on market

Built 1920 4,000 sqft lot Est $212k · 29% over

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Why this score? — see what drove the D 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 +18.8/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

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

2/2 Double, updated kitchens and baths, Off street parking, great location- Perfect to add to your investment portfolio! Showings start at Open house Tuesday April 11th. Offers, if any, will be presented Thursday, April 13th.

Key facts

• Updated electrical
• New flooring
• New paint

Tags

• UPDATED KITCHENS
• UPDATED BATHROOMS
• NEW FLOORING
• NEW PAINT
• HIGH EFFICIENCY FURNACE
• UPDATED ELECTRICAL

Property features AI

Finance

• Other: Two total units with separate gas and electric meters (2 each)
• Financial info: Owner pays trash collection and water; Operating expenses may include insurance, maintenance (structure), general maintenance, professional management, and water/sewer

Exterior

• Parking: Gravel and paved parking available
• Utilities: Cable available; Electricity connected; High-speed internet available; Sewer connected (public); Water connected (public)
• Home design: 2-story residential 2-unit property; Existing construction
• Construction: Vinyl siding; Asphalt architectural shingle roof; Block and stone foundation; Built as an existing structure
• Exterior features: Balcony; Covered balcony/porch; Porch; Near public transit; Rectangular residential lot; City street frontage

Interior

• Flooring: Hardwood; Luxury vinyl; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Natural woodwork
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).

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 (+7.6%/yr); 136 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,759/mo this rent would consume 47% of the median local household income ($71k/yr) (locally 602% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $77k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $150k; list at $275k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,000

Questions for the listing agent

1. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.00% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $212,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1726 S Park Ave	0.20mi	6/2.0	2,232 (+5%)	6mo	$77,500	$35	77
110 Trowbridge St	0.33mi	6/2.0	2,264 (+7%)	4mo	$180,000	$80	70
35 Kimmel Ave	0.58mi	6/2.0	2,218 (+4%)	2mo	$225,000	$101	64
331 Mystic St	0.65mi	6/2.0	2,174 (+2%)	5mo	$111,500	$51	62
39 Kimmel Ave	0.58mi	6/2.0	2,016 (-5%)	4mo	$152,000	$75	61
30 Macamley St	0.39mi	6/2.0	2,392 (+13%)	5mo	$284,000	$119	56
22 Bloomfield Ave	0.27mi	6/2.0	1,806 (-15%)	8mo	$180,000	$100	56
169 Altruria St	0.46mi	5/2.0 (-1)	1,958 (-8%)	8mo	$241,000	$123	54
389 Cumberland Ave	0.51mi	5/2.0 (-1)	2,328 (+10%)	5mo	$280,000	$120	51
32 Magnolia Ave	0.66mi	6/2.0	2,376 (+12%)	5mo	$225,000	$95	45
219 Stevenson St	0.74mi	6/2.0	2,332 (+10%)	6mo	$190,000	$81	44
30 Geary St	0.70mi	6/2.0	2,438 (+15%)	7mo	$301,000	$123	37

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 · 7.62% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-13,319
• Equity at exit: $41,003

10-year hold

• IRR: 10.0%
• Equity multiple: 1.94×
• Total profit: $72,067
• Equity at exit: $23,777

Cash invested: $77,000 (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 14220

• Home prices YoY: -26.7%
• Rents YoY: 7.6%
• Active inventory: 136
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $2,759 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $279

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,760
Total (2 units)			$2,759

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $275,000 Active 13 DOM
2. 2026-06-17
   days on market $275,000 Active 12 DOM
3. 2026-06-16
   days on market $275,000 Active 11 DOM
4. 2026-06-15
   days on market $275,000 Active 10 DOM
5. 2026-06-13
   days on market $275,000 Active 8 DOM
6. 2026-06-13
   days on market $275,000 Active 7 DOM
7. 2026-06-10
   days on market $275,000 Active 5 DOM
8. 2026-06-09
   days on market $275,000 Active 4 DOM
9. 2026-06-08
   days on market $275,000 Active 3 DOM
10. 2026-06-07
    remarks 657-char remark
11. 2026-06-07
    listed $275,000 Active 2 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 48% 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 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,108
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − Depreciation: −$8,000
• Taxable loss: −$1,094
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $3,612/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): 24,428
• Household income: $70,963
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 602.0

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 White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 10% Cuban 1%
• Common ancestry: Romanian 16% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 4% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 4% Chinese 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: ▼ -146.29%
• Current HPI: 402.5053
• Rent YoY: ▲ 7.62%
• 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

+205.9% since first listed

12 events — show timeline

• 2026-06-05 Listed $275,000 WNYREIS
• 2025-03-22 Rental Removed $1,300 Avail
• 2025-02-11 Listed for Rent $1,300 Avail
• 2023-06-13 Sold (Public Records) $150,000 Public Records
• 2023-06-13 Sold (MLS) $150,000 WNYREIS
• 2023-04-15 Pending — WNYREIS
• 2023-04-07 Listed $150,000 WNYREIS
• 2017-09-14 Sold (Public Records) $97,000 Public Records
• 2017-09-14 Sold (MLS) $97,000 WNYREIS
• 2017-08-04 Pending — WNYREIS
• 2017-05-05 Contingent — WNYREIS
• 2017-04-27 Listed $89,900 WNYREIS

Property tax history

+7.8%/yr

Latest (2025): $512 · -10.5% YoY. Source: county tax records.