381 Herkimer St · Buffalo, NY 14213

$215,000

3 bd · 1.5 ba · 1,295 sqft · SingleFamily public records · 37 Days on market

Built 1900 3,960 sqft lot $166/sqft · 9% below area Est $236k · 9% 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 +14.0/30.0
• ARV discount +11.5/15.0
• Appreciation +8.8/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Welcome to this beautifully renovated 3-bedroom, 1.5-bathroom home. First and foremost, what stands out about this property being set back from the street is its very long driveway that’s able to accommodate multiple vehicles. Inside you’ll find the heart of this home is the brand-new kitchen, featuring soft-closed cabinets with that white subway tile back splash. The open flow from the living room to the dining room areas are finished with brand-new carpeting, creating a cozy and comfortable setting for family gatherings or quiet evenings. With three spacious bedrooms, this home is perfect for a growing family or anyone in need of extra space. The renovation extends beyond the interior, as this property comes with a new furnace, hot water tank, roof, and siding.

Key facts

• Added privacy
• New siding
• Long driveway

Tags

• LONG DRIVEWAY
• OFF-STREET PARKING
• ADDED PRIVACY
• NEW SIDING
• NEW WINDOWS
• RECESSED LIGHTING

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: 2-story property; Existing/resale property
• Construction: Vinyl siding; Stone foundation; Asphalt roof; Copper and PEX plumbing
• Exterior features: Covered porch; Concrete driveway; Rectangular residential lot (30 x 132)

Interior

• Kitchen: Dishwasher; Gas oven and gas range; Refrigerator; Gas water heater
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Ceramic tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room; Combined living and dining area
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $28 ($336/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 $164k (23.6% below list).
• Recommended offer: $164k (23.6% 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: Rents soft (-0.5%/yr); 137 active listings in the ZIP; 40 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).
• This rent runs 37% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $60k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,287 (23.6% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (median comp): $236,073
• List price: $215,000
• Delta: -8.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Garner Ave	0.12mi	3/1.0	1,230 (-5%)	4mo	$100,000	$81	80
1193 West Ave	0.21mi	3/1.0	1,254 (-3%)	8mo	$240,000	$191	76
175 Garner Ave	0.22mi	4/2.0 (+1)	1,265 (-2%)	7mo	$105,000	$83	72
49 Gelston St	0.55mi	3/1.0	1,296 (+0%)	5mo	$139,000	$107	68
32 Lafayette Ave	0.33mi	3/1.5	1,390 (+7%)	8mo	$105,000	$76	66
187 Herkimer St	0.37mi	3/1.5	1,425 (+10%)	4mo	$105,000	$74	63
9 Congress St	0.35mi	4/1.0 (+1)	1,200 (-7%)	8mo	$130,000	$108	58
11 Abbottsford Pl	0.49mi	3/1.5	1,419 (+10%)	6mo	$265,000	$187	56
19 Lawrence Pl	0.72mi	2/1.5 (-1)	1,242 (-4%)	0mo	$365,000	$294	54
443 Parkdale Ave	0.40mi	4/1.5 (+1)	1,482 (+14%)	2mo	$90,000	$61	51
579 Breckenridge St	0.75mi	3/1.0	1,232 (-5%)	6mo	$345,000	$280	50
855 West Ave	0.72mi	3/1.5	1,432 (+11%)	3mo	$115,000	$80	46

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

Projected returns pro-forma

7.51% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.31×
• Total profit: $78,766
• Equity at exit: $156,256

10-year hold

• IRR: 16.7%
• Equity multiple: 4.62×
• Total profit: $218,126
• Equity at exit: $303,643

Cash invested: $60,200 (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 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 137
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $28

Break-even live

Break-even rent $1,607

Max offer price $215,000

Occupancy floor 93%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Potomac Ave Buffalo, NY	2.0	1.0	1200	$1,300	$1.08	23d	1	0.06mi
163 W Delavan Ave Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	23d	1	0.11mi
311 Herkimer St #1 Buffalo, NY	3.0	1.0	1272	$1,400	$1.10	14d	1	0.12mi
232 Dewitt St Buffalo, NY	3.0	1.0	1200	$1,300	$1.08	23d	1	0.16mi
257 Lafayette Ave Unit 317 Buffalo, NY	2.0	1.0	897	$1,400	$1.56	23d	1	0.28mi
257 Lafayette Ave Apt 319 Buffalo, NY	2.0	1.0	900	$1,395	$1.55	23d	1	0.28mi
305 Bird Ave Unit 3 Buffalo, NY	3.0	1.5	1128	$2,300	$2.04	43d	1	0.29mi
309 Bird Ave Unit 1 Buffalo, NY	3.0	1.0	1100	$2,200	$2.00	43d	1	0.30mi
196 Auburn Ave Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	43d	1	0.31mi
1485 Niagara St Buffalo, NY	1.0–2.0	1.0	925	$2,174	$2.35	1d	1	0.32mi
340 Bird Ave #202 Buffalo, NY	2.0	2.5	1505	$2,950	$1.96	10d	1	0.37mi
1360 Niagara St Buffalo, NY	1.0–2.0	1.0–2.0	1252	$2,396	$1.91	1d	2	0.38mi
374 Baynes St Buffalo, NY	3.0	1.0	1126	$1,550	$1.38	43d	1	0.40mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$1,600	$1.23	1d	14	0.41mi
46 Hawley St #1 Buffalo, NY	2.0	1.0	900	$1,300	$1.44	43d	1	0.42mi
40 Putnam St Buffalo, NY	4.0	1.0	1600	$2,100	$1.31	23d	1	0.50mi
37 Abbottsford Pl Buffalo, NY	3.0	1.0	1130	$1,650	$1.46	43d	1	0.53mi
57 Abbottsford Pl Buffalo, NY	2.0	1.0	1000	$1,550	$1.55	23d	1	0.55mi
478 Breckenridge St Buffalo, NY	3.0	1.0	1100	$1,575	$1.43	43d	1	0.58mi
67 Herkimer St Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	14d	1	0.59mi
411 W Ferry St Buffalo, NY	2.0	1.0	900	$1,100	$1.22	14d	1	0.61mi
375 Hampshire St Buffalo, NY	3.0	1.0	1200	$1,100	$0.92	43d	1	0.61mi
310 Hampshire St Apt 3 Buffalo, NY	3.0	1.0	1200	$1,500	$1.25	43d	1	0.63mi
891 Richmond Ave Buffalo, NY	3.0	1.0	1176	$1,800	$1.53	43d	1	0.66mi
117 Bidwell Pkwy Unit 3 Buffalo, NY	2.0	1.0	1192	$1,500	$1.26	3d	1	0.73mi
1015 Elmwood Ave Unit 3 Buffalo, NY	2.0	2.0	1000	$1,400	$1.40	43d	1	0.79mi
460 Rhode Island St Buffalo, NY	2.0	1.0	1089	$1,500	$1.38	14d	1	0.83mi
664 Auburn Ave Unit 2 Buffalo, NY	2.0	1.0	900	$2,200	$2.44	43d	1	0.86mi
685 Auburn Ave Buffalo, NY	2.0	1.0	1200	$1,600	$1.33	44d	1	0.91mi
685 Auburn Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,750	$1.46	14d	1	0.91mi
318 14th St Buffalo, NY	2.0	1.0	1619	$1,300	$0.80	11d	1	0.98mi
217 Norwood Ave Apt 1 Buffalo, NY	2.0	1.0	1500	$2,700	$1.80	43d	1	1.04mi
161 16th St Buffalo, NY	3.0	1.5	1500	$2,000	$1.33	23d	1	1.05mi
102 17th St Buffalo, NY	2.0	1.0	1086	$1,290	$1.19	23d	1	1.06mi
569 Elmwood Ave Buffalo, NY	2.0	1.0	1500	$1,750	$1.17	11d	1	1.06mi
305 W Utica St Unit B302 Buffalo, NY	2.0	2.0	1180	$2,060	$1.75	14d	1	1.06mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	23d	1	1.12mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	23d	1	1.15mi
75 Inwood Pl Unit Lower Buffalo, NY	2.0	1.0	1175	$1,550	$1.32	43d	1	1.19mi
367 Connecticut St Unit 2 Buffalo, NY	2.0	2.0	1150	$3,000	$2.61	10d	1	1.21mi

Listing history 35 events

1. 2026-06-18
   days on market $215,000 Active 37 DOM
2. 2026-06-17
   days on market $215,000 Active 36 DOM
3. 2026-06-16
   days on market $215,000 Active 35 DOM
4. 2026-06-15
   days on market $215,000 Active 34 DOM
5. 2026-06-13
   days on market $215,000 Active 32 DOM
6. 2026-06-13
   days on market $215,000 Active 31 DOM
7. 2026-06-10
   days on market $215,000 Active 29 DOM
8. 2026-06-09
   days on market $215,000 Active 28 DOM
9. 2026-06-08
   days on market $215,000 Active 27 DOM
10. 2026-06-07
    days on market $215,000 Active 26 DOM
11. 2026-06-03
    days on market $215,000 Active 22 DOM
12. 2026-06-02
    days on market $215,000 Active 21 DOM
13. 2026-06-01
    days on market $215,000 Active 20 DOM
14. 2026-05-31
    days on market $215,000 Active 19 DOM
15. 2026-05-12
    listed $215,000 Active 781-char remark
16. 2024-04-11
    soldstatus $192,000
17. 2024-04-09
    soldstatus $192,000 Closed 785-char remark

    Show marketing remark (785 chars)

    Welcome to this beautifully renovated 3-bedroom, 1.5-bathroom home. First and foremost, what stands out about this property being set back from the street is its very long driveway that’s able to accommodate multiple vehicles. Inside you’ll find the heart of this home is the brand-new kitchen, featuring soft-closed cabinets with that white subway tile back splash. The open flow from the living room to the dining room areas are finished with brand-new carpeting, creating a cozy and comfortable setting for family gatherings or quiet evenings. With three spacious bedrooms, this home is perfect for a growing family or anyone in need of extra space. The renovation extends beyond the interior, as this property comes with a new furnace, hot water tank, roof, and siding.

18. 2024-02-09
    status Pending 785-char remark

    Show marketing remark (785 chars)

    Welcome to this beautifully renovated 3-bedroom, 1.5-bathroom home. First and foremost, what stands out about this property being set back from the street is its very long driveway that’s able to accommodate multiple vehicles. Inside you’ll find the heart of this home is the brand-new kitchen, featuring soft-closed cabinets with that white subway tile back splash. The open flow from the living room to the dining room areas are finished with brand-new carpeting, creating a cozy and comfortable setting for family gatherings or quiet evenings. With three spacious bedrooms, this home is perfect for a growing family or anyone in need of extra space. The renovation extends beyond the interior, as this property comes with a new furnace, hot water tank, roof, and siding.

19. 2024-01-31
    listed $179,900 Active 785-char remark

    Show marketing remark (785 chars)

    Welcome to this beautifully renovated 3-bedroom, 1.5-bathroom home. First and foremost, what stands out about this property being set back from the street is its very long driveway that’s able to accommodate multiple vehicles. Inside you’ll find the heart of this home is the brand-new kitchen, featuring soft-closed cabinets with that white subway tile back splash. The open flow from the living room to the dining room areas are finished with brand-new carpeting, creating a cozy and comfortable setting for family gatherings or quiet evenings. With three spacious bedrooms, this home is perfect for a growing family or anyone in need of extra space. The renovation extends beyond the interior, as this property comes with a new furnace, hot water tank, roof, and siding.

20. 2024-01-31
    historical

    Show marketing remark (785 chars)

    Welcome to this beautifully renovated 3-bedroom, 1.5-bathroom home. First and foremost, what stands out about this property being set back from the street is its very long driveway that’s able to accommodate multiple vehicles. Inside you’ll find the heart of this home is the brand-new kitchen, featuring soft-closed cabinets with that white subway tile back splash. The open flow from the living room to the dining room areas are finished with brand-new carpeting, creating a cozy and comfortable setting for family gatherings or quiet evenings. With three spacious bedrooms, this home is perfect for a growing family or anyone in need of extra space. The renovation extends beyond the interior, as this property comes with a new furnace, hot water tank, roof, and siding.

21. 2023-12-21
    listed $189,900 Active
22. 2023-11-24
    historical
23. 2023-11-01
    listed $194,650 Active
24. 2023-04-27
    soldstatus $65,000
25. 2023-04-05
    soldstatus $65,000 Closed Sale or Rented
26. 2023-02-24
    status Under Contract- Do Not Show
27. 2023-02-21
    price $59,900
28. 2023-02-21
    status Active
29. 2022-10-12
    status Under Contract- Do Not Show
30. 2022-10-02
    listed $69,900 Active
31. 2015-04-23
    soldstatus $25,000 Closed Sale or Rented
32. 2014-11-11
    listed $30,900
33. 2013-09-27
    soldstatus $13,000
34. 2013-03-27
    listed $19,999
35. 1996-04-09
    soldstatus $25,000

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $2,134 · $178/mo
• Expected delta: +$1,500/yr (+$125/mo · 236.5%)

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

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 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,714
• − Mortgage interest: −$12,043
• − Property taxes: −$634
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$6,255
• Taxable loss: −$3,447
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $1,163/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): 24,107
• Household income: $53,870
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1501.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 20% Black 18% Asian 12% Two or more races 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 1%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 16% · Philippines, Canada, India
• Languages at home: 68% English-only · Spanish 12% Other Asian/Pacific 7% Arabic 3%

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: ▲ 7.51%
• Current HPI: 448.4879
• Rent YoY: ▼ -0.49%
• 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

+760.0% since first listed

21 events — show timeline

• 2026-05-12 Listed $215,000 WNYREIS
• 2024-04-11 Sold (Public Records) $192,000 Public Records
• 2024-04-09 Sold (MLS) $192,000 WNYREIS
• 2024-02-09 Pending — WNYREIS
• 2024-01-31 Listing Removed — WNYREIS
• 2024-01-31 Listed $179,900 WNYREIS
• 2023-12-21 Listed $189,900 WNYREIS
• 2023-11-24 Listing Removed — WNYREIS
• 2023-11-01 Listed $194,650 WNYREIS
• 2023-04-27 Sold (Public Records) $65,000 Public Records
• 2023-04-05 Sold (MLS) $65,000 WNYREIS
• 2023-02-24 Pending — WNYREIS
• 2023-02-21 Price Changed $59,900 WNYREIS
• 2023-02-21 Relisted — WNYREIS
• 2022-10-12 Pending — WNYREIS
• 2022-10-02 Listed $69,900 WNYREIS
• 2015-04-23 Sold (MLS) $25,000 WNYREIS
• 2014-11-11 Listed $30,900 WNYREIS
• 2013-09-27 Sold (MLS) $13,000 WNYREIS
• 2013-03-27 Listed $19,999 WNYREIS
• 1996-04-09 Sold (Public Records) $25,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $634 · +290.1% YoY. Source: county tax records.