36 Robins St · Buffalo, NY 14220

$179,900

3 bd · 1.0 ba · 1,478 sqft · SingleFamily public records · 16 Days on market

Built 1933 3,060 sqft lot $122/sqft · 30% below area Est $257k · 30% 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Rent growth +4.4/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential in this classic 2-story home located in the vibrant South Buffalo area! This property presents a fantastic investment opportunity with a spacious layout and timeless appeal. The home showcases stunning original hardwood floors and intricate woodwork that exude character. Significant improvements have been made since 2019, including updated siding, Pex plumbing, extensive electrical work, and the addition of a barrier fence. Featuring a versatile den/study, this home offers plenty of possibilities. Please be aware that the property is being sold as-is and is available for cash buyers only.

Key facts

• All windows
• Drain tile
• Central air

Tags

• NEW ELECTRIC MAIN SERVICE
• HIGH-EFFICIENCY FURNACE
• HIGH-EFFICIENCY WATER HEATER
• CENTRAL AIR
• DRAIN TILE
• ALL WINDOWS

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available
• Home design: 2-story residence; Existing (resale) property
• Construction: Vinyl siding; Asphalt roof; Block foundation; Copper and PEX plumbing
• Exterior features: Blacktop driveway; Rectangular lot (approx. 30 x 102)

Interior

• Kitchen: Refrigerator
• Bedrooms: Total of 9 rooms including living spaces, sunroom and Florida room
• Flooring: Hardwood and varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Separate/formal living room; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $52 ($625/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 $142k (21.0% below list).
• Recommended offer: $142k (21.0% 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.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: Rents rising fast (+7.6%/yr); 138 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $129k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,124 (21.0% below list)

Questions for the listing agent

1. Built in 1933 — 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 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: 0.79% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (median comp): $257,081
• List price: $179,900
• Delta: -26.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Stevenson St	0.15mi	3/1.0	1,500 (+2%)	6mo	$230,000	$153	86
59 Hammerschmidt Ave	0.26mi	3/1.0	1,405 (-5%)	2mo	$232,500	$165	78
40 Remington Pl	0.32mi	3/1.0	1,413 (-4%)	6mo	$215,000	$152	73
65 Hammerschmidt Ave	0.28mi	3/1.5	1,620 (+10%)	1mo	$195,000	$120	68
417 Abbott Rd	0.34mi	3/2.0	1,350 (-9%)	4mo	$223,000	$165	62
330 Cumberland Ave	0.38mi	3/1.5	1,321 (-11%)	6mo	$217,000	$164	58
91 Armin Pl	0.56mi	3/1.0	1,330 (-10%)	0mo	$175,000	$132	57
32 Lorraine Ave	0.63mi	3/1.0	1,365 (-8%)	3mo	$235,000	$172	55
66 Choate Ave	0.73mi	4/1.5 (+1)	1,449 (-2%)	2mo	$245,066	$169	54
179 Columbus Ave	0.50mi	3/1.5	1,664 (+13%)	2mo	$272,026	$163	52
60 Lorraine Ave	0.61mi	4/2.0 (+1)	1,581 (+7%)	5mo	$359,000	$227	47
22 Cazenovia St	0.59mi	4/2.0 (+1)	1,690 (+14%)	3mo	$285,000	$169	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: -9.9%
• Equity multiple: 0.62×
• Total profit: $-19,002
• Equity at exit: $26,824

10-year hold

• IRR: 4.3%
• Equity multiple: 1.37×
• Total profit: $18,602
• Equity at exit: $15,554

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 14220

• Home prices YoY: -26.7%
• Rents YoY: 7.6%
• Active inventory: 138
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$943
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $52

Break-even live

Break-even rent $1,355

Max offer price $179,900

Occupancy floor 91%

Sensitivity live

Price	-10% $154	-5% $103	+0% $52	+5% $1	+10% $-50
Rent	-10% $-60	-5% $-4	+0% $52	+5% $108	+10% $164
Rate	-1.0pp $143	-0.5pp $98	base $52	+0.5pp $6	+1.0pp $-42

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 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	16d	1	0.08mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	3d	1	0.31mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	3d	1	0.32mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	12d	1	0.34mi
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	16d	1	0.39mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	25d	1	0.40mi
86 Edgewood Ave Buffalo, NY	2.0	2.0	1700	$1,700	$1.00	3d	1	0.48mi
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	0.50mi
2111 Seneca St #3 Buffalo, NY	2.0	1.0	937	$1,150	$1.23	45d	1	0.55mi
700 Hopkins St Buffalo, NY	3.0	1.0	1100	$1,225	$1.11	16d	1	0.65mi
23 Indian Orchard Pl Unit Lower Buffalo, NY	3.0	1.0	1200	$1,250	$1.04	45d	1	0.87mi
74 Woodside Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$1,510	$1.21	3d	1	0.88mi
47 Lester St Unit Main Floor Buffalo, NY	3.0	1.0	900	$1,000	$1.11	45d	1	1.10mi
102 Wildwood Pl Unit 1 Buffalo, NY	3.0	1.0	1100	$1,250	$1.14	17d	1	1.15mi
46 Kirkwood Dr Unit Lower West Seneca, NY	2.0	1.0	1064	$1,350	$1.27	17d	1	1.35mi
78 Kirkwood Dr Unit Lower Unit West Seneca, NY	2.0	1.0	1808	$1,375	$0.76	3d	1	1.35mi

Listing history 29 events

1. 2026-06-21
   days on market $179,900 Active 16 DOM
2. 2026-06-18
   days on market $179,900 Active 13 DOM
3. 2026-06-17
   days on market $179,900 Active 12 DOM
4. 2026-06-16
   days on market $179,900 Active 11 DOM
5. 2026-06-15
   days on market $179,900 Active 10 DOM
6. 2026-06-13
   days on market $179,900 Active 8 DOM
7. 2026-06-13
   days on market $179,900 Active 7 DOM
8. 2026-06-10
   days on market $179,900 Active 5 DOM
9. 2026-06-09
   days on market $179,900 Active 4 DOM
10. 2026-06-08
    days on market $179,900 Active 3 DOM
11. 2026-06-07
    pricedays on marketlisting id $179,900 Active 2 DOM
12. 2026-06-03
    days on market $189,900 Active 29 DOM
13. 2026-06-02
    days on market $189,900 Active 28 DOM
14. 2026-06-01
    days on market $189,900 Active 27 DOM
15. 2026-05-31
    days on market $189,900 Active 26 DOM
16. 2026-05-05
    listed $199,900 Active 599-char remark
17. 2024-11-18
    soldstatus $129,000
18. 2024-11-15
    soldstatus $129,000 Closed 618-char remark

    Show marketing remark (618 chars)

    Discover the potential in this classic 2-story home located in the vibrant South Buffalo area! This property presents a fantastic investment opportunity with a spacious layout and timeless appeal. The home showcases stunning original hardwood floors and intricate woodwork that exude character. Significant improvements have been made since 2019, including updated siding, Pex plumbing, extensive electrical work, and the addition of a barrier fence. Featuring a versatile den/study, this home offers plenty of possibilities. Please be aware that the property is being sold as-is and is available for cash buyers only.

19. 2024-09-18
    status Pending 618-char remark

    Show marketing remark (618 chars)

    Discover the potential in this classic 2-story home located in the vibrant South Buffalo area! This property presents a fantastic investment opportunity with a spacious layout and timeless appeal. The home showcases stunning original hardwood floors and intricate woodwork that exude character. Significant improvements have been made since 2019, including updated siding, Pex plumbing, extensive electrical work, and the addition of a barrier fence. Featuring a versatile den/study, this home offers plenty of possibilities. Please be aware that the property is being sold as-is and is available for cash buyers only.

20. 2024-09-05
    listed $149,900 Active 618-char remark

    Show marketing remark (618 chars)

    Discover the potential in this classic 2-story home located in the vibrant South Buffalo area! This property presents a fantastic investment opportunity with a spacious layout and timeless appeal. The home showcases stunning original hardwood floors and intricate woodwork that exude character. Significant improvements have been made since 2019, including updated siding, Pex plumbing, extensive electrical work, and the addition of a barrier fence. Featuring a versatile den/study, this home offers plenty of possibilities. Please be aware that the property is being sold as-is and is available for cash buyers only.

21. 2024-09-05
    historical

    Show marketing remark (618 chars)

    Discover the potential in this classic 2-story home located in the vibrant South Buffalo area! This property presents a fantastic investment opportunity with a spacious layout and timeless appeal. The home showcases stunning original hardwood floors and intricate woodwork that exude character. Significant improvements have been made since 2019, including updated siding, Pex plumbing, extensive electrical work, and the addition of a barrier fence. Featuring a versatile den/study, this home offers plenty of possibilities. Please be aware that the property is being sold as-is and is available for cash buyers only.

22. 2024-08-19
    price $149,900
23. 2024-07-26
    listed $169,900 Active
24. 2018-12-24
    soldstatus $127,800 Closed Sale or Rented
25. 2018-12-21
    soldstatus $127,800
26. 2018-11-02
    status Pending Sale
27. 2018-09-21
    status Active
28. 2018-09-13
    historical
29. 2018-08-14
    listed $130,000 Active

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $1,834 · $153/mo
• Expected delta: +$1,206/yr (+$101/mo · 192.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $17,055
• − Mortgage interest: −$10,077
• − Property taxes: −$627
• − Insurance: −$900
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$5,233
• Taxable loss: −$2,511
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $1,228/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

+38.4% since first listed

17 events — show timeline

• 2026-06-05 Listed $179,900 WNYREIS
• 2026-06-04 Listing Removed — WNYREIS
• 2026-05-20 Price Changed $189,900 WNYREIS
• 2026-05-05 Listed $199,900 WNYREIS
• 2024-11-18 Sold (Public Records) $129,000 Public Records
• 2024-11-15 Sold (MLS) $129,000 WNYREIS
• 2024-09-18 Pending — WNYREIS
• 2024-09-05 Listing Removed — WNYREIS
• 2024-09-05 Listed $149,900 WNYREIS
• 2024-08-19 Price Changed $149,900 WNYREIS
• 2024-07-26 Listed $169,900 WNYREIS
• 2018-12-24 Sold (MLS) $127,800 WNYREIS
• 2018-12-21 Sold (Public Records) $127,800 Public Records
• 2018-11-02 Pending — WNYREIS
• 2018-09-21 Relisted — WNYREIS
• 2018-09-13 Listing Removed — WNYREIS
• 2018-08-14 Listed $130,000 WNYREIS

Property tax history

+10.4%/yr

Latest (2025): $627 · -1.8% YoY. Source: county tax records.