179 Weaver St · Buffalo, NY 14206

$149,900

6 bd · 2.0 ba · 2,272 sqft · MultiFamily public records · 205 Days on market

Built 1925 3,390 sqft lot $66/sqft · 43% below area Est $261k · 43% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• 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

Welcome to 179 Weaver Street, a multi-unit property in the heart of Buffalo. This 3/2 double features a lower unit that has been thoughtfully converted into a two-bedroom apartment with a handicap-accessible bathroom and ramp for easy access. The property boasts beautiful hardwood floors throughout, adding charm and character to each unit. With a full basement and attic, there is ample storage and potential for additional living space. Currently rented for a total of $2,050, this property offers a great opportunity for rental income. Additional features include a two-car garage, vinyl siding, and a rear awning, enhancing both functionality and curb appeal. Conveniently located near public transportation, shopping, and restaurants, this property provides easy access to all the essentials. Whether you're looking to occupy one unit and rent the other or seeking a solid investment opportunity, 179 Weaver Street is a must-see. Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

Key facts

• Full basement
• Two-car garage
• Hardwood floors

Tags

• HANDICAP-ACCESSIBLE BATHROOM
• TWO-BEDROOM APARTMENT
• HARDWOOD FLOORS
• FULL BASEMENT
• AMPLE STORAGE
• TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: 169 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,397/mo this rent would consume 57% of the median local household income ($50k/yr) (locally 841% 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 $13k of equity ($1k loan paydown + $12k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.60% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.93%
• DSCR: 2.29
• GRM: 5.2

CMA / ARV

• ARV (median comp): $261,420
• List price: $149,900
• Delta: -42.66%
• 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
23 Matejko St	0.49mi	6/2.0	2,365 (+4%)	4mo	$145,000	$61	67
24 Weaver St	0.29mi	5/2.0 (-1)	2,289 (+1%)	17mo	$255,000	$111	66
125 Shanley St	0.29mi	5/3.0 (-1)	2,200 (-3%)	8mo	$282,000	$128	66
323 Holly St	0.38mi	5/2.0 (-1)	2,112 (-7%)	8mo	$180,000	$85	59
290 Fenton St	0.44mi	6/2.0	2,024 (-11%)	6mo	$139,900	$69	56
150 Weiss St	0.48mi	5/2.0 (-1)	2,121 (-7%)	8mo	$100,000	$47	55
120 Weiss St	0.53mi	5/2.0 (-1)	2,040 (-10%)	2mo	$80,000	$39	52
55 N Ogden St Unit E	0.66mi	6/2.0	2,184 (-4%)	14mo	$220,000	$101	51
204 Cable St	0.47mi	5/2.0 (-1)	2,047 (-10%)	7mo	$190,000	$93	51
53 Gold St	0.65mi	6/2.0	2,412 (+6%)	11mo	$170,000	$70	50
34 Pleasant Pkwy	0.40mi	7/3.0 (+1)	2,044 (-10%)	13mo	$252,000	$123	44
192 Rossler Ave	0.62mi	7/3.0 (+1)	1,931 (-15%)	17mo	$119,900	$62	23

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

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.2%
• Equity multiple: 4.02×
• Total profit: $126,701
• Equity at exit: $114,479

10-year hold

• IRR: 38.6%
• Equity multiple: 8.62×
• Total profit: $319,629
• Equity at exit: $227,810

Cash invested: $41,972 (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 14206

• Home prices YoY: 1.8%
• Active inventory: 169
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,397 high
• Mortgage (P&I): −$786
• Tax from tax record: −$33 /mo · $398/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $1,012

Break-even live

Break-even rent $1,116

Max offer price $149,900

Occupancy floor 53%

Sensitivity live

Price	-10% $1,097	-5% $1,054	+0% $1,012	+5% $969	+10% $927
Rent	-10% $823	-5% $917	+0% $1,012	+5% $1,107	+10% $1,201
Rate	-1.0pp $1,087	-0.5pp $1,050	base $1,012	+0.5pp $973	+1.0pp $934

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,398
Total (2 units)			$2,397

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $149,900 Active 205 DOM
2. 2026-06-17
   days on market $149,900 Active 204 DOM
3. 2026-06-16
   days on market $149,900 Active 203 DOM
4. 2026-06-15
   days on market $149,900 Active 202 DOM
5. 2026-06-13
   days on market $149,900 Active 200 DOM
6. 2026-06-13
   days on market $149,900 Active 199 DOM
7. 2026-06-10
   days on market $149,900 Active 197 DOM
8. 2026-06-09
   days on market $149,900 Active 196 DOM
9. 2026-06-08
   days on market $149,900 Active 195 DOM
10. 2026-06-07
    pricedays on market $149,900 Active 194 DOM
11. 2026-06-03
    days on market $168,900 Active 190 DOM
12. 2026-06-02
    days on market $168,900 Active 189 DOM
13. 2026-06-01
    days on market $168,900 Active 188 DOM
14. 2026-05-31
    days on market $168,900 Active 187 DOM
15. 2026-04-16
    price $168,900 1040-char remark

    Show marketing remark (1040 chars)

    Welcome to 179 Weaver Street, a multi-unit property in the heart of Buffalo. This 3/2 double features a lower unit that has been thoughtfully converted into a two-bedroom apartment with a handicap-accessible bathroom and ramp for easy access. The property boasts beautiful hardwood floors throughout, adding charm and character to each unit. With a full basement and attic, there is ample storage and potential for additional living space. Currently rented for a total of $2,050, this property offers a great opportunity for rental income. Additional features include a two-car garage, vinyl siding, and a rear awning, enhancing both functionality and curb appeal. Conveniently located near public transportation, shopping, and restaurants, this property provides easy access to all the essentials. Whether you're looking to occupy one unit and rent the other or seeking a solid investment opportunity, 179 Weaver Street is a must-see. Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

16. 2026-02-21
    price $169,400 1040-char remark

    Show marketing remark (1040 chars)

    Welcome to 179 Weaver Street, a multi-unit property in the heart of Buffalo. This 3/2 double features a lower unit that has been thoughtfully converted into a two-bedroom apartment with a handicap-accessible bathroom and ramp for easy access. The property boasts beautiful hardwood floors throughout, adding charm and character to each unit. With a full basement and attic, there is ample storage and potential for additional living space. Currently rented for a total of $2,050, this property offers a great opportunity for rental income. Additional features include a two-car garage, vinyl siding, and a rear awning, enhancing both functionality and curb appeal. Conveniently located near public transportation, shopping, and restaurants, this property provides easy access to all the essentials. Whether you're looking to occupy one unit and rent the other or seeking a solid investment opportunity, 179 Weaver Street is a must-see. Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

17. 2026-01-03
    price $169,900 1040-char remark

    Show marketing remark (1040 chars)

    Welcome to 179 Weaver Street, a multi-unit property in the heart of Buffalo. This 3/2 double features a lower unit that has been thoughtfully converted into a two-bedroom apartment with a handicap-accessible bathroom and ramp for easy access. The property boasts beautiful hardwood floors throughout, adding charm and character to each unit. With a full basement and attic, there is ample storage and potential for additional living space. Currently rented for a total of $2,050, this property offers a great opportunity for rental income. Additional features include a two-car garage, vinyl siding, and a rear awning, enhancing both functionality and curb appeal. Conveniently located near public transportation, shopping, and restaurants, this property provides easy access to all the essentials. Whether you're looking to occupy one unit and rent the other or seeking a solid investment opportunity, 179 Weaver Street is a must-see. Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

18. 2025-11-25
    listed $174,900 Active 1040-char remark

    Show marketing remark (1040 chars)

    Welcome to 179 Weaver Street, a multi-unit property in the heart of Buffalo. This 3/2 double features a lower unit that has been thoughtfully converted into a two-bedroom apartment with a handicap-accessible bathroom and ramp for easy access. The property boasts beautiful hardwood floors throughout, adding charm and character to each unit. With a full basement and attic, there is ample storage and potential for additional living space. Currently rented for a total of $2,050, this property offers a great opportunity for rental income. Additional features include a two-car garage, vinyl siding, and a rear awning, enhancing both functionality and curb appeal. Conveniently located near public transportation, shopping, and restaurants, this property provides easy access to all the essentials. Whether you're looking to occupy one unit and rent the other or seeking a solid investment opportunity, 179 Weaver Street is a must-see. Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

19. 2025-02-05
    historical $1,100
20. 2024-12-11
    listed $1,100

ⓘ 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: $398 · $33/mo
• Projected year-2 tax: $1,466 · $122/mo
• Expected delta: +$1,068/yr (+$89/mo · 268.3%)

ⓘ 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 2/10 Low 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: $28,764
• − Mortgage interest: −$8,397
• − Property taxes: −$398
• − Insurance: −$750
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − Depreciation: −$4,361
• Taxable income: $10,257
• Est. tax owed @ 24.0%: −$2,462
• After-tax cash flow: $9,681/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): 21,631
• Household income: $50,450
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 841.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 25% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Arabic 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: ▲ 8.06%
• Current HPI: 457.3935
• Rent YoY: —
• 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

+15254.5% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $168,900 WNYREIS
• 2026-02-21 Price Changed $169,400 WNYREIS
• 2026-01-03 Price Changed $169,900 WNYREIS
• 2025-11-25 Listed $174,900 WNYREIS
• 2025-02-05 Rental Removed $1,100 PROPERTYWARE
• 2024-12-11 Listed for Rent $1,100 PROPERTYWARE

Property tax history

+4.5%/yr

Latest (2025): $398 · +0.0% YoY. Source: county tax records.