19 California St · Buffalo, NY 14213

$129,900

3 bd · 1.0 ba · 1,297 sqft · SingleFamily public records · 45 Days on market

Built 1850 2,600 sqft lot $100/sqft · 35% below area Est $198k · 35% 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
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• 1% rule +8.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

VIP pricing. Seller will consider offers between $20,000 and $30,000. Nice 3 bedroom, living room/dining room combo, eat in kitchen, 1st floor laundry, covered front porch, fully fenced back yard. Can be sold in as a package deal with 15 California St. See it today!

Key facts

• Covered front porch
• Quiet street
• 2,600 sq ft lot

Tags

• COVERED FRONT PORCH
• FULLY FENCED BACKYARD
• QUIET STREET
• VIBRANT NEIGHBORHOODS

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story listed (stories total reported as 1); Resale property
• Construction: Asphalt roof; Composite siding; Attic/crawl hatchway(s) insulated
• Exterior features: Fully fenced yard; Open porch

Interior

• Kitchen: Eat-in kitchen (15 x 13)
• Bedrooms: One bedroom on the main level; Two additional bedrooms on the second level; Primary bedroom on the first level (18 x 19)
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Forced air; Wall furnace
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level
• Laundry & utility: Main level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 38% 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 $11k of equity ($898 loan paydown + $10k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $20k; list at $130k implies a 550% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.63%
• DSCR: 1.83
• GRM: 6.4

CMA / ARV

• ARV (median comp): $198,399
• List price: $129,900
• Delta: -34.53%
• 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
49 Gelston St	0.22mi	3/1.0	1,296 (-0%)	5mo	$139,000	$107	85
855 West Ave	0.04mi	3/1.5	1,432 (+10%)	3mo	$115,000	$80	76
119 Albany St	0.06mi	3/1.0	1,408 (+9%)	8mo	$180,000	$128	76
1061 Niagara St	0.17mi	3/1.0	1,183 (-9%)	5mo	$135,500	$115	74
19 Lawrence Pl	0.38mi	2/1.5 (-1)	1,242 (-4%)	0mo	$365,000	$294	68
84 Brayton St	0.53mi	3/1.0	1,262 (-3%)	4mo	$215,000	$170	68
187 Herkimer St	0.36mi	3/1.5	1,425 (+10%)	4mo	$105,000	$74	62
373 Rhode Island St	0.52mi	3/1.5	1,252 (-4%)	8mo	$370,000	$296	61
32 Lafayette Ave	0.47mi	3/1.5	1,390 (+7%)	8mo	$105,000	$76	58
1193 West Ave	0.64mi	3/1.0	1,254 (-3%)	8mo	$240,000	$191	58
9 Congress St	0.40mi	4/1.0 (+1)	1,200 (-8%)	8mo	$130,000	$108	57
341 Vermont St	0.62mi	2/1.0 (-1)	1,147 (-12%)	5mo	$245,000	$214	42

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: 32.2%
• Equity multiple: 3.21×
• Total profit: $80,447
• Equity at exit: $94,408

10-year hold

• IRR: 27.8%
• Equity multiple: 6.43×
• Total profit: $197,463
• Equity at exit: $183,457

Cash invested: $36,372 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$681
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $565

Break-even live

Break-even rent $977

Max offer price $129,900

Occupancy floor 62%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 Herkimer St Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	14d	1	0.20mi
310 Hampshire St Apt 3 Buffalo, NY	3.0	1.0	1200	$1,500	$1.25	44d	1	0.32mi
196 Auburn Ave Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	44d	1	0.37mi
375 Hampshire St Buffalo, NY	3.0	1.0	1200	$1,100	$0.92	44d	1	0.43mi
1360 Niagara St Buffalo, NY	1.0–2.0	1.0–2.0	1252	$2,396	$1.91	1d	2	0.51mi
318 14th St Buffalo, NY	2.0	1.0	1619	$1,300	$0.80	11d	1	0.52mi
411 W Ferry St Buffalo, NY	2.0	1.0	900	$1,100	$1.22	14d	1	0.54mi
311 Herkimer St #1 Buffalo, NY	3.0	1.0	1272	$1,400	$1.10	14d	1	0.56mi
163 W Delavan Ave Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	23d	1	0.57mi
257 Lafayette Ave Apt 319 Buffalo, NY	2.0	1.0	900	$1,395	$1.55	23d	1	0.59mi
257 Lafayette Ave Unit 317 Buffalo, NY	2.0	1.0	897	$1,400	$1.56	23d	1	0.60mi
460 Rhode Island St Buffalo, NY	2.0	1.0	1089	$1,500	$1.38	14d	1	0.63mi
232 Dewitt St Buffalo, NY	3.0	1.0	1200	$1,300	$1.08	23d	1	0.65mi
40 Putnam St Buffalo, NY	4.0	1.0	1600	$2,100	$1.31	23d	1	0.68mi
478 Breckenridge St Buffalo, NY	3.0	1.0	1100	$1,575	$1.43	44d	1	0.70mi
161 16th St Buffalo, NY	3.0	1.5	1500	$2,000	$1.33	23d	1	0.71mi
185 Potomac Ave Buffalo, NY	2.0	1.0	1200	$1,300	$1.08	23d	1	0.71mi
102 17th St Buffalo, NY	2.0	1.0	1086	$1,290	$1.19	23d	1	0.73mi
367 Connecticut St Unit 2 Buffalo, NY	2.0	2.0	1150	$3,000	$2.61	10d	1	0.75mi
1485 Niagara St Buffalo, NY	1.0–2.0	1.0	925	$2,174	$2.35	1d	1	0.75mi
124 Normal Ave Unit 2 Buffalo, NY	3.0	1.0	1727	$2,000	$1.16	23d	1	0.89mi
217 Norwood Ave Apt 1 Buffalo, NY	2.0	1.0	1500	$2,700	$1.80	44d	1	0.89mi
305 Bird Ave Unit 3 Buffalo, NY	3.0	1.5	1128	$2,300	$2.04	44d	1	0.94mi
309 Bird Ave Unit 1 Buffalo, NY	3.0	1.0	1100	$2,200	$2.00	44d	1	0.94mi
305 W Utica St Unit B302 Buffalo, NY	2.0	2.0	1180	$2,060	$1.75	14d	1	0.98mi
118 Ashland Ave Buffalo, NY	3.0	1.0	1326	$1,850	$1.40	14d	1	1.00mi
608 Niagara St Buffalo, NY	2.0	1.0	1200	$1,195	$1.00	14d	1	1.00mi
340 Bird Ave #202 Buffalo, NY	2.0	2.5	1505	$2,950	$1.96	10d	1	1.00mi
374 Baynes St Buffalo, NY	3.0	1.0	1126	$1,550	$1.38	44d	1	1.01mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$1,600	$1.23	1d	14	1.02mi
569 Elmwood Ave Buffalo, NY	2.0	1.0	1500	$1,750	$1.17	12d	1	1.03mi
31 Norwood Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,950	$1.95	12d	1	1.04mi
550 Busti Ave Unit 2 Buffalo, NY	3.0	1.0	1638	$1,500	$0.92	44d	1	1.04mi
451 Elmwood Ave Buffalo, NY	2.0	1.0	1633	$3,305	$2.02	44d	1	1.07mi
46 Hawley St #1 Buffalo, NY	2.0	1.0	900	$1,300	$1.44	44d	1	1.09mi
664 Auburn Ave Unit 2 Buffalo, NY	2.0	1.0	900	$2,200	$2.44	44d	1	1.12mi
344 Elmwood Ave Unit 3rd floor Buffalo, NY	2.0	1.0	1000	$1,400	$1.40	23d	1	1.12mi
279 North St Buffalo, NY	1.0–2.0	1.0–2.0	820	$2,050	$2.50	44d	1	1.14mi
37 Abbottsford Pl Buffalo, NY	3.0	1.0	1130	$1,650	$1.46	44d	1	1.14mi
117 Bidwell Pkwy Unit 3 Buffalo, NY	2.0	1.0	1192	$1,500	$1.26	3d	1	1.14mi

Listing history 22 events

1. 2026-06-18
   days on market $129,900 Active 45 DOM
2. 2026-06-17
   days on market $129,900 Active 44 DOM
3. 2026-06-16
   days on market $129,900 Active 43 DOM
4. 2026-06-15
   days on market $129,900 Active 42 DOM
5. 2026-06-13
   days on market $129,900 Active 40 DOM
6. 2026-06-13
   days on market $129,900 Active 39 DOM
7. 2026-06-10
   days on market $129,900 Active 37 DOM
8. 2026-06-09
   days on market $129,900 Active 36 DOM
9. 2026-06-08
   days on market $129,900 Active 35 DOM
10. 2026-06-07
    days on market $129,900 Active 34 DOM
11. 2026-06-03
    days on market $129,900 Active 30 DOM
12. 2026-06-02
    days on market $129,900 Active 29 DOM
13. 2026-06-01
    days on market $129,900 Active 28 DOM
14. 2026-05-31
    days on market $129,900 Active 27 DOM
15. 2026-05-04
    listed $129,900 Active 841-char remark
16. 2015-09-16
    soldstatus $20,000 Closed Sale or Rented 266-char remark

    Show marketing remark (266 chars)

    VIP pricing. Seller will consider offers between $20,000 and $30,000. Nice 3 bedroom, living room/dining room combo, eat in kitchen, 1st floor laundry, covered front porch, fully fenced back yard. Can be sold in as a package deal with 15 California St. See it today!

17. 2015-08-24
    status Pending Sale 266-char remark

    Show marketing remark (266 chars)

    VIP pricing. Seller will consider offers between $20,000 and $30,000. Nice 3 bedroom, living room/dining room combo, eat in kitchen, 1st floor laundry, covered front porch, fully fenced back yard. Can be sold in as a package deal with 15 California St. See it today!

18. 2015-06-29
    listed $20,000 Active 266-char remark

    Show marketing remark (266 chars)

    VIP pricing. Seller will consider offers between $20,000 and $30,000. Nice 3 bedroom, living room/dining room combo, eat in kitchen, 1st floor laundry, covered front porch, fully fenced back yard. Can be sold in as a package deal with 15 California St. See it today!

19. 2015-05-20
    historical
20. 2015-05-13
    listed $29,000 Active
21. 2010-08-31
    soldstatus $4,500
22. 2010-06-28
    listed $9,500

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $1,319 · $110/mo
• Expected delta: +$876/yr (+$73/mo · 198.1%)

ⓘ 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: $20,309
• − Mortgage interest: −$7,276
• − Property taxes: −$443
• − Insurance: −$650
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$3,779
• Taxable income: $4,912
• Est. tax owed @ 24.0%: −$1,179
• After-tax cash flow: $5,598/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

+1267.4% since first listed

8 events — show timeline

• 2026-05-04 Listed $129,900 WNYREIS
• 2015-09-16 Sold (MLS) $20,000 WNYREIS
• 2015-08-24 Pending — WNYREIS
• 2015-06-29 Listed $20,000 WNYREIS
• 2015-05-20 Listing Removed — WNYREIS
• 2015-05-13 Listed $29,000 WNYREIS
• 2010-08-31 Sold (MLS) $4,500 WNYREIS
• 2010-06-28 Listed $9,500 WNYREIS

Property tax history

+10.3%/yr

Latest (2025): $443 · +258.9% YoY. Source: county tax records.