36 Krakow St · Buffalo, NY 14206

$249,900

6 bd · 2.0 ba · 2,212 sqft · MultiFamily public records · 76 Days on market

Built 1930 3,712 sqft lot $113/sqft · 11% below area Est $280k · 11% 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 +21.2/30.0
• ARV discount +12.3/15.0
• Appreciation +9.0/10.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• 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: 2 units. confirmed

Listing remarks MLS

* * * * RENOVATED AND MOVE IN READY * * * Now available in the desirable Kaisertown neighborhood. This beautifully renovated 2 family home features both upper and lower units, offering a great opportunity for investors or owner occupants alike. Ideal for an investor looking to start generating income right away or for an owner occupant looking to offset their mortgage with rental income. The property showcases brand new kitchens and updated bathrooms in both units, along with refinished hardwood floors throughout, blending classic charm with modern updates. Additional highlights include a two-car garage, a full basement, and a full walkup attic, providing ample storage space. Major updates have already been taken care of with a new roof, new furnace installed for the upper unit and a brand new HWT. Showings begin immediately.

Key facts

• Full basement
• Updated bathrooms
• Two car garage

Tags

• RENOVATED 2 FAMILY HOME
• BRAND NEW KITCHENS
• UPDATED BATHROOMS
• REFINISHED HARDWOOD FLOORS
• TWO CAR GARAGE
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive. Per door: $182/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $235k (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: 169 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,646/mo this rent would consume 63% 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 $22k of equity ($2k loan paydown + $20k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 76 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $250k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $234,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $279,578
• List price: $249,900
• Delta: -10.62%
• 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	0.08mi	6/2.0	2,365 (+7%)	4mo	$145,000	$61	81
150 Weiss St	0.15mi	5/2.0 (-1)	2,121 (-4%)	8mo	$100,000	$47	74
120 Weiss St	0.20mi	5/2.0 (-1)	2,040 (-8%)	2mo	$80,000	$39	71
290 Fenton St	0.30mi	6/2.0	2,024 (-8%)	6mo	$139,900	$69	67
204 Cable St	0.23mi	5/2.0 (-1)	2,047 (-8%)	7mo	$190,000	$93	66
323 Holly St	0.33mi	5/2.0 (-1)	2,112 (-4%)	8mo	$180,000	$85	65
24 Weaver St	0.28mi	5/2.0 (-1)	2,289 (+4%)	17mo	$255,000	$111	62
128 Weiss St	0.18mi	5/2.0 (-1)	2,048 (-7%)	19mo	$125,000	$61	58
23 Krakow St	0.03mi	5/3.0 (-1)	2,416 (+9%)	20mo	$135,000	$56	58
125 Shanley St	0.60mi	5/3.0 (-1)	2,200 (-0%)	8mo	$282,000	$128	56
283 Holly St	0.36mi	6/2.0	1,920 (-13%)	18mo	$187,200	$98	46
34 Pleasant Pkwy	0.60mi	7/3.0 (+1)	2,044 (-8%)	13mo	$252,000	$123	39

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: 24.9%
• Equity multiple: 2.82×
• Total profit: $127,059
• Equity at exit: $190,849

10-year hold

• IRR: 22.5%
• Equity multiple: 6.02×
• Total profit: $351,571
• Equity at exit: $379,784

Cash invested: $69,972 (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: 15.7×

Monthly cashflow live

• Estimated rent: $2,646 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $363

Break-even live

Break-even rent $2,186

Max offer price $249,900

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,646
Total (2 units)			$2,646

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $249,900 Active 76 DOM
2. 2026-06-17
   days on market $249,900 Active 75 DOM
3. 2026-06-16
   days on market $249,900 Active 74 DOM
4. 2026-06-15
   days on market $249,900 Active 73 DOM
5. 2026-06-13
   days on market $249,900 Active 71 DOM
6. 2026-06-13
   days on market $249,900 Active 70 DOM
7. 2026-06-10
   days on market $249,900 Active 68 DOM
8. 2026-06-09
   days on market $249,900 Active 67 DOM
9. 2026-06-08
   days on market $249,900 Active 66 DOM
10. 2026-06-07
    pricedays on market $249,900 Active 65 DOM
11. 2026-06-03
    days on market $274,900 Active 61 DOM
12. 2026-06-02
    days on market $274,900 Active 60 DOM
13. 2026-06-01
    days on market $274,900 Active 59 DOM
14. 2026-05-31
    days on market $274,900 Active 58 DOM
15. 2026-04-30
    price $274,900 842-char remark

    Show marketing remark (842 chars)

    * * * * RENOVATED AND MOVE IN READY * * * Now available in the desirable Kaisertown neighborhood. This beautifully renovated 2 family home features both upper and lower units, offering a great opportunity for investors or owner occupants alike. Ideal for an investor looking to start generating income right away or for an owner occupant looking to offset their mortgage with rental income. The property showcases brand new kitchens and updated bathrooms in both units, along with refinished hardwood floors throughout, blending classic charm with modern updates. Additional highlights include a two-car garage, a full basement, and a full walkup attic, providing ample storage space. Major updates have already been taken care of with a new roof, new furnace installed for the upper unit and a brand new HWT. Showings begin immediately.

16. 2026-04-19
    price $279,900 842-char remark

    Show marketing remark (842 chars)

    * * * * RENOVATED AND MOVE IN READY * * * Now available in the desirable Kaisertown neighborhood. This beautifully renovated 2 family home features both upper and lower units, offering a great opportunity for investors or owner occupants alike. Ideal for an investor looking to start generating income right away or for an owner occupant looking to offset their mortgage with rental income. The property showcases brand new kitchens and updated bathrooms in both units, along with refinished hardwood floors throughout, blending classic charm with modern updates. Additional highlights include a two-car garage, a full basement, and a full walkup attic, providing ample storage space. Major updates have already been taken care of with a new roof, new furnace installed for the upper unit and a brand new HWT. Showings begin immediately.

17. 2026-04-03
    listed $289,900 Active 842-char remark

    Show marketing remark (842 chars)

    * * * * RENOVATED AND MOVE IN READY * * * Now available in the desirable Kaisertown neighborhood. This beautifully renovated 2 family home features both upper and lower units, offering a great opportunity for investors or owner occupants alike. Ideal for an investor looking to start generating income right away or for an owner occupant looking to offset their mortgage with rental income. The property showcases brand new kitchens and updated bathrooms in both units, along with refinished hardwood floors throughout, blending classic charm with modern updates. Additional highlights include a two-car garage, a full basement, and a full walkup attic, providing ample storage space. Major updates have already been taken care of with a new roof, new furnace installed for the upper unit and a brand new HWT. Showings begin immediately.

18. 2026-03-27
    historical $1,600
19. 2026-02-14
    listed $1,600
20. 2025-03-31
    soldstatus $105,000
21. 2025-03-28
    soldstatus $105,000 Closed 246-char remark

    Show marketing remark (246 chars)

    Calling all investors or owner occupants. Perfect opportunity to live in or create income. Property needs some TLC but mechanical systems are solid. Family owned for 20years. Roof 2014, Roof on Garage 4years old. 2 Car Garage. Separate Utilities.

22. 2024-11-14
    status Pending 246-char remark

    Show marketing remark (246 chars)

    Calling all investors or owner occupants. Perfect opportunity to live in or create income. Property needs some TLC but mechanical systems are solid. Family owned for 20years. Roof 2014, Roof on Garage 4years old. 2 Car Garage. Separate Utilities.

23. 2024-11-11
    status Active 246-char remark

    Show marketing remark (246 chars)

    Calling all investors or owner occupants. Perfect opportunity to live in or create income. Property needs some TLC but mechanical systems are solid. Family owned for 20years. Roof 2014, Roof on Garage 4years old. 2 Car Garage. Separate Utilities.

24. 2024-10-03
    listed $134,900 Active 246-char remark

    Show marketing remark (246 chars)

    Calling all investors or owner occupants. Perfect opportunity to live in or create income. Property needs some TLC but mechanical systems are solid. Family owned for 20years. Roof 2014, Roof on Garage 4years old. 2 Car Garage. Separate Utilities.

ⓘ 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 ≥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: $31,752
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − Depreciation: −$7,270
• Taxable income: $406
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $4,263/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

+103.8% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $274,900 WNYREIS
• 2026-04-19 Price Changed $279,900 WNYREIS
• 2026-04-03 Listed $289,900 WNYREIS
• 2026-03-27 Rental Removed $1,600 WNYREIS
• 2026-02-14 Listed for Rent $1,600 WNYREIS
• 2025-03-31 Sold (Public Records) $105,000 Public Records
• 2025-03-28 Sold (MLS) $105,000 WNYREIS
• 2024-11-14 Pending — WNYREIS
• 2024-11-11 Relisted — WNYREIS
• 2024-10-03 Listed $134,900 WNYREIS

Property tax history

+0.8%/yr

Latest (2025): $392 · +0.0% YoY. Source: county tax records.