19 Arkansas St · Buffalo, NY 14213

$89,900

6 bd · 2.0 ba · 2,312 sqft · Townhouse public records · 13 Days on market

Built 1900 3,300 sqft lot

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

This is a SMOKING HOT DEAL!!! Handyman Special: Fire-Damaged 2-Family property. Ideal for investors, rehabbers, and deal hunters, this is the perfect opportunity to bring a property back to life. This home sustained fire damage and is being sold strictly AS-IS. Front porch and fenced backyard. Hold Harmless form is required before entering property.

Key facts

• Garage
• Built 1900
• Listed 13 days

Property features AI

Finance

• Other: Owner pays: see remarks / other (details not provided)
• Financial info: Multi-family property with 2 total units; Operating expenses include water and sewer

Exterior

• Parking: Detached garage with space for 1 car; Concrete parking surfaces
• Utilities: Public water available (not connected); Sewer available; Separate gas meters; Separate electric meters
• Home design: Two-story multi-unit building; Existing/resale condition (notable fixer condition)
• Construction: Fiber cement exterior; Block foundation; Built as existing structure
• Exterior features: Rectangular residential lot; 30 x 110 lot dimensions; City street frontage

Interior

• Kitchen: No detailed appliance list provided beyond water heater
• Bedrooms: Two separate 3-bedroom units (one per floor)
• Flooring: Tile; Vinyl; Varied flooring types
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Partial basement; Gas water heater
• Laundry & utility: Separate gas and electric meters for each unit

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $90k.

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 $90k).
• Cap rate 19.8% 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: Rents soft (-0.5%/yr); 137 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 45% 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 $7k of equity ($622 loan paydown + $7k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $58k; list at $90k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $89,900

Questions for the listing agent

1. Built in 1900 — 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: 2.23% ✓
• Cap rate: 19.80%
• Cash-on-cash: 48.24%
• DSCR: 3.15
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $201,144
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Arkansas St	0.10mi	6/2.0	2,148 (-7%)	20mo	$230,000	$107	67
391 Fargo Ave	0.53mi	6/2.0	2,244 (-3%)	15mo	$155,000	$69	58
97 19th St	0.53mi	6/2.0	2,376 (+3%)	16mo	$190,000	$80	57
405 W Ferry St	0.53mi	6/2.0	2,480 (+7%)	8mo	$345,000	$139	57
166 Vermont St	0.61mi	6/3.0	2,248 (-3%)	8mo	$200,000	$89	56
374 Breckenridge St	0.49mi	6/2.0	2,450 (+6%)	15mo	$320,000	$131	55
171 Herkimer St	0.30mi	6/2.0	2,640 (+14%)	10mo	$230,000	$87	54
356 Breckenridge St	0.46mi	6/2.0	2,503 (+8%)	16mo	$165,000	$66	51
84 Arnold St	0.50mi	6/2.0	2,624 (+14%)	4mo	$213,000	$81	51
144 Congress St	0.58mi	6/2.0	2,024 (-12%)	15mo	$226,000	$112	40
296 W Delavan Ave Unit N	0.69mi	5/2.0 (-1)	2,468 (+7%)	18mo	$210,000	$85	36

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: 56.7%
• Equity multiple: 4.69×
• Total profit: $92,829
• Equity at exit: $65,337

10-year hold

• IRR: 51.0%
• Equity multiple: 9.37×
• Total profit: $210,676
• Equity at exit: $126,965

Cash invested: $25,172 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,002 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $1,012

Break-even live

Break-even rent $721

Max offer price $89,900

Occupancy floor 44%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $89,900 Active 13 DOM
2. 2026-06-17
   days on market $89,900 Active 12 DOM
3. 2026-06-16
   days on market $89,900 Active 11 DOM
4. 2026-06-15
   days on market $89,900 Active 10 DOM
5. 2026-06-13
   days on market $89,900 Active 8 DOM
6. 2026-06-13
   days on market $89,900 Active 7 DOM
7. 2026-06-10
   days on market $89,900 Active 5 DOM
8. 2026-06-09
   days on market $89,900 Active 4 DOM
9. 2026-06-08
   days on market $89,900 Active 3 DOM
10. 2026-06-07
    remarks 351-char remark
11. 2026-06-07
    listed $89,900 Active 2 DOM

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $1,123 · $94/mo
• Expected delta: +$396/yr (+$33/mo · 54.6%)

ⓘ 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 · 14 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: $24,020
• − Mortgage interest: −$5,036
• − Property taxes: −$727
• − Insurance: −$450
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$2,615
• Taxable income: $11,350
• Est. tax owed @ 24.0%: −$2,724
• After-tax cash flow: $9,419/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

+55.0% since first listed

7 events — show timeline

• 2026-06-05 Listed $89,900 WNYREIS
• 2019-07-31 Listing Removed — WNYREIS
• 2019-02-04 Listed $185,000 WNYREIS
• 2016-04-06 Listing Removed — WNYREIS
• 2015-11-05 Contingent — WNYREIS
• 2015-10-07 Listed $49,900 WNYREIS
• 1994-08-01 Sold (Public Records) $58,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $727 · +0.5% YoY. Source: county tax records.