53 Kehr St · Buffalo, NY 14211

$169,900

6 bd · 2.0 ba · 2,332 sqft · Townhouse public records · 79 Days on market

Built 1880 5,100 sqft lot $73/sqft · 23% below area Est $220k · 23% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Appreciation +6.0/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Multi-unit upper/lower property in Buffalo! Each unit has a practical layout with well-sized rooms, featuring 3 bedrooms, 1 full bathroom, an eat-in kitchen, formal dining room, and living room with original hardwood floors. Newer mechanical updates include both furnaces and hot water tanks (2025). The lower unit includes a porch, and the upper unit has a balcony, giving each unit private outdoor space. A full attic provides additional storage or future use, and a full basement includes separate laundry hookups for each unit. The property offers a large, private backyard and plenty of off-street parking. A city-owned lot next door may be purchased at a low cost, providing the opportunity to expand or add value. Located near public transportation and major thruways, the property provides convenient access throughout the city. This property can be owner-occupied with the option to rent the other unit to help pay the mortgage, or it can be used as a full investment property to generate positive cash flow. Offers will be reviewed as they are received. View today.

Key facts

• Formal dining room
• Full basement
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• FORMAL DINING ROOM
• ORIGINAL HARDWOOD FLOORS
• PRIVATE OUTDOOR SPACE
• FULL ATTIC
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.

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: 172 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,784/mo this rent would consume 59% of the median local household income ($36k/yr) (locally 1804% 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 $5k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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 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: 1.05% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $220,101
• List price: $169,900
• Delta: -22.81%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Urban St	0.28mi	6/2.0	2,438 (+4%)	5mo	$275,000	$113	75
94 Moselle St	0.39mi	6/2.0	2,357 (+1%)	9mo	$280,000	$119	72
68 Walden Ave	0.21mi	5/2.0 (-1)	2,509 (+8%)	1mo	$220,101	$88	72
24 Nevada Ave	0.60mi	6/2.0	2,266 (-3%)	18mo	$95,000	$42	52
405 Koons Ave	0.57mi	5/2.0 (-1)	2,010 (-14%)	16mo	$95,000	$47	32

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

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.57×
• Total profit: $27,105
• Equity at exit: $67,465

10-year hold

• IRR: 13.5%
• Equity multiple: 2.82×
• Total profit: $86,388
• Equity at exit: $97,500

Cash invested: $47,572 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 172
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,784 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $236

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 82%

Sensitivity live

Price	-10% $353	-5% $294	+0% $236	+5% $177	+10% $118
Rent	-10% $95	-5% $165	+0% $236	+5% $306	+10% $377
Rate	-1.0pp $321	-0.5pp $279	base $236	+0.5pp $192	+1.0pp $147

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
518 Wilson St Buffalo, NY	5.0	1.5	1848	$1,500	$0.81	24d	1	0.68mi

Listing history 16 events

1. 2026-06-18
   days on market $169,900 Active 79 DOM
2. 2026-06-17
   days on market $169,900 Active 78 DOM
3. 2026-06-16
   days on market $169,900 Active 77 DOM
4. 2026-06-15
   days on market $169,900 Active 76 DOM
5. 2026-06-13
   days on market $169,900 Active 74 DOM
6. 2026-06-13
   days on market $169,900 Active 73 DOM
7. 2026-06-10
   days on market $169,900 Active 71 DOM
8. 2026-06-09
   days on market $169,900 Active 70 DOM
9. 2026-06-08
   days on market $169,900 Active 69 DOM
10. 2026-06-07
    days on market $169,900 Active 68 DOM
11. 2026-06-03
    days on market $169,900 Active 64 DOM
12. 2026-06-02
    days on market $169,900 Active 63 DOM
13. 2026-06-01
    days on market $169,900 Active 62 DOM
14. 2026-05-31
    days on market $169,900 Active 61 DOM
15. 2026-03-30
    listed $169,900 Active 1075-char remark

    Show marketing remark (1075 chars)

    Multi-unit upper/lower property in Buffalo! Each unit has a practical layout with well-sized rooms, featuring 3 bedrooms, 1 full bathroom, an eat-in kitchen, formal dining room, and living room with original hardwood floors. Newer mechanical updates include both furnaces and hot water tanks (2025). The lower unit includes a porch, and the upper unit has a balcony, giving each unit private outdoor space. A full attic provides additional storage or future use, and a full basement includes separate laundry hookups for each unit. The property offers a large, private backyard and plenty of off-street parking. A city-owned lot next door may be purchased at a low cost, providing the opportunity to expand or add value. Located near public transportation and major thruways, the property provides convenient access throughout the city. This property can be owner-occupied with the option to rent the other unit to help pay the mortgage, or it can be used as a full investment property to generate positive cash flow. Offers will be reviewed as they are received. View today.

16. 2024-09-17
    soldstatus $150,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,414
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$4,943
• Taxable income: $130
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $2,796/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): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% Other Asian/Pacific 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: ▲ 2.05%
• Current HPI: 357.6438
• 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

+13.3% since first listed

2 events — show timeline

• 2026-03-30 Listed $169,900 WNYREIS
• 2024-09-17 Sold (Public Records) $150,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $163 · +0.0% YoY. Source: county tax records.