58 Eckhert St · Buffalo, NY 14207

$144,900

2 bd · 2.0 ba · 1,680 sqft · MultiFamily public records · 80 Days on market

Built 1910 2,470 sqft lot $86/sqft · 32% below area Est $213k · 32% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Rent growth +4.5/5.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• 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

Welcome to 58 Eckhert St, a spacious single-family home situated on a desirable corner lot, offering 4 bedrooms and 2 full baths—perfect for both owner-occupants and investors alike! Currently rented for $1,370 per month, this property presents an excellent opportunity for immediate cash flow or future owner occupancy. The home features a functional layout with generously sized bedrooms, a full basement providing ample storage or potential additional living space, and off-street parking for added convenience. The corner lot offers added privacy and extra outdoor space. Conveniently located near public transportation, shopping, restaurants, and everyday amenities, making it an attractive option for tenants and homeowners alike. Whether you’re looking to expand your investment portfolio or secure a home with income potential

Key facts

• Full basement
• Outdoor space
• Off-street parking

Tags

• CORNER LOT
• FULL BASEMENT
• OFF-STREET PARKING
• OUTDOOR SPACE

🏷️ Possibly a rental listed for sale. The $144,900 price doesn't fit this home's estimated sale value (~$213,071) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $130k (10.1% below list).
• Recommended offer: $130k (10.1% 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 rising fast (+8.2%/yr); 197 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 39% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $145k implies a 590% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,300 (10.1% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

• ARV (median comp): $213,071
• List price: $144,900
• Delta: -31.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Philadelphia St	0.28mi	3/2.0 (+1)	1,628 (-3%)	15mo	$220,000	$135	65
315 Roesch Ave	0.37mi	3/2.0 (+1)	1,498 (-11%)	6mo	$167,000	$111	55
227 Crowley Ave	0.41mi	3/2.0 (+1)	1,909 (+14%)	6mo	$155,000	$81	48

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-4,987
• Equity at exit: $21,605

10-year hold

• IRR: 11.0%
• Equity multiple: 2.03×
• Total profit: $41,735
• Equity at exit: $12,528

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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 197
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $183

Break-even live

Break-even rent $1,071

Max offer price $144,900

Occupancy floor 81%

Sensitivity live

Price	-10% $265	-5% $224	+0% $183	+5% $142	+10% $-72
Rent	-10% $80	-5% $132	+0% $183	+5% $235	+10% $286
Rate	-1.0pp $256	-0.5pp $220	base $183	+0.5pp $146	+1.0pp $108

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Baxter St Buffalo, NY	3.0	1.0	2014	$1,400	$0.70	2d	1	0.10mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.79mi
27 Garfield St Buffalo, NY	1.0	1.0	1850	$1,200	$0.65	44d	1	1.11mi
52 Greeley St Unit Upper Buffalo, NY	2.0	1.0	1804	$1,000	$0.55	24d	1	1.32mi
172 Tremont Ave Kenmore, NY	3.0	1.5	1569	$2,500	$1.59	11d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $144,900 Active 80 DOM
2. 2026-06-17
   days on market $144,900 Active 79 DOM
3. 2026-06-16
   days on market $144,900 Active 78 DOM
4. 2026-06-15
   days on market $144,900 Active 77 DOM
5. 2026-06-13
   days on market $144,900 Active 75 DOM
6. 2026-06-13
   days on market $144,900 Active 74 DOM
7. 2026-06-10
   days on market $144,900 Active 72 DOM
8. 2026-06-09
   days on market $144,900 Active 71 DOM
9. 2026-06-08
   days on market $144,900 Active 70 DOM
10. 2026-06-07
    pricedays on market $144,900 Active 69 DOM
11. 2026-06-03
    days on market $154,400 Active 65 DOM
12. 2026-06-02
    days on market $154,400 Active 64 DOM
13. 2026-06-01
    days on market $154,400 Active 63 DOM
14. 2026-05-31
    days on market $154,400 Active 62 DOM
15. 2026-04-17
    price $154,400 846-char remark

    Show marketing remark (846 chars)

    Welcome to 58 Eckhert St, a spacious single-family home situated on a desirable corner lot, offering 4 bedrooms and 2 full baths—perfect for both owner-occupants and investors alike! Currently rented for $1,370 per month, this property presents an excellent opportunity for immediate cash flow or future owner occupancy. The home features a functional layout with generously sized bedrooms, a full basement providing ample storage or potential additional living space, and off-street parking for added convenience. The corner lot offers added privacy and extra outdoor space. Conveniently located near public transportation, shopping, restaurants, and everyday amenities, making it an attractive option for tenants and homeowners alike. Whether you’re looking to expand your investment portfolio or secure a home with income potential

16. 2026-03-30
    listed $154,900 Active 846-char remark

    Show marketing remark (846 chars)

    Welcome to 58 Eckhert St, a spacious single-family home situated on a desirable corner lot, offering 4 bedrooms and 2 full baths—perfect for both owner-occupants and investors alike! Currently rented for $1,370 per month, this property presents an excellent opportunity for immediate cash flow or future owner occupancy. The home features a functional layout with generously sized bedrooms, a full basement providing ample storage or potential additional living space, and off-street parking for added convenience. The corner lot offers added privacy and extra outdoor space. Conveniently located near public transportation, shopping, restaurants, and everyday amenities, making it an attractive option for tenants and homeowners alike. Whether you’re looking to expand your investment portfolio or secure a home with income potential

17. 2010-09-28
    soldstatus $21,000
18. 2010-09-15
    soldstatus $21,000 342-char remark

    Show marketing remark (342 chars)

    large home with four bedrooms. new boiler of 3 yrs, updated electric. off street parking, full front porch, 2 full baths. full basement. built-ins in dining room, artificial fireplace in living room. long term tenant pays $500 a month and would like to stay. Rent could be higher. owner very anxious and will listen to all reasonable offers.

19. 2010-08-02
    listed $24,900 342-char remark

    Show marketing remark (342 chars)

    large home with four bedrooms. new boiler of 3 yrs, updated electric. off street parking, full front porch, 2 full baths. full basement. built-ins in dining room, artificial fireplace in living room. long term tenant pays $500 a month and would like to stay. Rent could be higher. owner very anxious and will listen to all reasonable offers.

20. 2005-11-03
    soldstatus $26,000

ⓘ 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: $308 · $26/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$1,070/yr (+$89/mo · 347.2%)

ⓘ 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 ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,636
• − Mortgage interest: −$8,117
• − Property taxes: −$308
• − Insurance: −$724
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$4,215
• Taxable loss: −$230
• Est. tax savings @ 24.0%: +$55
• After-tax cash flow: $2,257/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): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

+493.8% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $154,400 WNYREIS
• 2026-03-30 Listed $154,900 WNYREIS
• 2010-09-28 Sold (Public Records) $21,000 Public Records
• 2010-09-15 Sold (MLS) $21,000 WNYREIS
• 2010-08-02 Listed $24,900 WNYREIS
• 2005-11-03 Sold (Public Records) $26,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $308 · +0.0% YoY. Source: county tax records.