160 Timon St · Buffalo, NY 14208

$220,000

6 bd · 2.0 ba · 2,314 sqft · MultiFamily public records · 11 Days on market

Built 1910 3,900 sqft lot Est $157k · 40% over

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Why this score? — see what drove the C+ 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
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Very Beautiful own living and income generating 3/3 double house. Large living and dining area, hard wood floor, brand new bathrooms and specious kitchen. Prime location in buffalo near City Honor School, renown Islamic school, parks, hospitals, very close to downtown City hall, shopping to supermarket and malls and close to highway and the major routes. Overall nice neighborhood.

Key facts

• Hard wood floor
• Spacious kitchen
• Brand new bathrooms

Tags

• LARGE LIVING AND DINING AREA
• HARD WOOD FLOOR
• BRAND NEW BATHROOMS
• SPACIOUS KITCHEN
• PRIME LOCATION
• CLOSE TO DOWNTOWN

Property features AI

Finance

• Other: Two separate gas meters and two separate electric meters; Two total units; Lot dimensions approximately 30 x 130
• Financial info: Owner pays water; water is included in rent; Operating expenses may include electric, fuel, utilities, and water/sewer (multi-unit)

Exterior

• Parking: On-street parking
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: Two-story residential building; Zoned for 2 units
• Construction: Block and concrete foundation with stone elements; Block, concrete, shake siding, and vinyl siding construction; Existing (previously built)
• Exterior features: Balcony; Open porch; Fully fenced yard; Rectangular lot; Near public transit

Interior

• Kitchen: Eat-in kitchen (both units)
• Bedrooms: Two 3-bedroom units (one 3-bedroom, 1-bath; one 3-bedroom, 1.5-bath)
• Flooring: Hardwood; Tile; Vinyl; Varies
• Bathrooms: Total: 2 full bathrooms and 1 half bathroom across units; Unit 1: 1 full bathroom; Unit 2: 1 full bathroom and 1 half bathroom
• Heating & cooling: Gas heating; Forced air; Hot water heating; Multiple heating units
• Interior features: Cedar closet(s); Ceiling fan(s); Programmable thermostat; Storm windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $220k).
• Cap rate 16.7% 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: 54 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $4,037/mo this rent would consume 100% of the median local household income ($48k/yr) (locally 723% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $90k; list at $220k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,000

Questions for the listing agent

1. Built in 1910 — 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 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: 1.84% ✓
• Cap rate: 16.66%
• Cash-on-cash: 37.01%
• DSCR: 2.65
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $157,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
497-499 Riley St	0.34mi	6/2.0	2,380 (+3%)	2mo	$105,900	$44	78
396 Guilford St	0.36mi	6/3.0	2,144 (-7%)	2mo	$135,000	$63	65
502 Glenwood Ave	0.57mi	5/2.0 (-1)	2,294 (-1%)	7mo	$20,500	$9	61
511 Dodge St	0.12mi	5/3.0 (-1)	2,564 (+11%)	8mo	$80,000	$31	61
361 E North St Unit S	0.29mi	5/2.5 (-1)	2,544 (+10%)	3mo	$172,500	$68	60
248 Peach St	0.37mi	6/2.0	2,612 (+13%)	4mo	$191,000	$73	58
37 Pershing Ave	0.24mi	5/3.0 (-1)	2,641 (+14%)	1mo	$85,000	$32	55
211 Riley St	0.51mi	6/3.0	2,522 (+9%)	7mo	$210,000	$83	51
213 Winslow Ave	0.63mi	6/2.0	2,484 (+7%)	8mo	$242,000	$97	51
144 Grey St	0.67mi	6/2.0	2,568 (+11%)	8mo	$70,000	$27	44
159 Purdy St	0.75mi	6/2.0	2,080 (-10%)	6mo	$212,500	$102	43
24 Winslow Ave	0.60mi	5/2.0 (-1)	2,024 (-12%)	8mo	$220,000	$109	40

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

Projected returns pro-forma

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

5-year hold

• IRR: 32.9%
• Equity multiple: 2.38×
• Total profit: $85,271
• Equity at exit: $32,803

10-year hold

• IRR: 39.9%
• Equity multiple: 4.73×
• Total profit: $229,731
• Equity at exit: $19,022

Cash invested: $61,600 (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 14208

• Home prices YoY: -3.4%
• Active inventory: 54
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $4,037 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$848
• Net cashflow: $1,900

Break-even live

Break-even rent $1,632

Max offer price $220,000

Occupancy floor 48%

Sensitivity live

Price	-10% $2,024	-5% $1,962	+0% $1,900	+5% $1,838	+10% $1,775
Rent	-10% $1,581	-5% $1,740	+0% $1,900	+5% $2,059	+10% $2,219
Rate	-1.0pp $2,011	-0.5pp $1,956	base $1,900	+0.5pp $1,843	+1.0pp $1,785

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$4,038
Total (2 units)			$4,037

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.67mi
15 Hughes Ave Buffalo, NY	7.0	2.0	1650	$3,000	$1.82	45d	1	1.34mi

Listing history 8 events

1. 2026-06-21
   days on market $220,000 Active 11 DOM
2. 2026-06-18
   days on market $220,000 Active 8 DOM
3. 2026-06-17
   days on market $220,000 Active 7 DOM
4. 2026-06-16
   days on market $220,000 Active 6 DOM
5. 2026-06-15
   days on market $220,000 Active 5 DOM
6. 2026-06-13
   days on market $220,000 Active 3 DOM
7. 2026-06-13
   remarks 385-char remark
8. 2026-06-13
   listed $220,000 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: $528 · $44/mo
• Projected year-2 tax: $2,123 · $177/mo
• Expected delta: +$1,595/yr (+$133/mo · 301.8%)

ⓘ 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 ≥91°F today · 15 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: $48,444
• − Mortgage interest: −$12,323
• − Property taxes: −$528
• − Insurance: −$1,100
• − Repairs & maintenance: −$3,876
• − Management: −$3,876
• − Depreciation: −$6,400
• Taxable income: $20,341
• Est. tax owed @ 24.0%: −$4,882
• After-tax cash flow: $17,916/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): 12,572
• Household income: $48,476
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 723.0

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: Predominantly Black (72%)
• Race & ethnicity: Black 72% White 15% Asian 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Italian 1% Hispanic 0%
• Foreign-born: 7% · Canada, South Korea, Philippines
• Languages at home: 89% English-only · Other Indo-European 3% Spanish 2% French/Haitian/Cajun 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: ▼ -16.37%
• Current HPI: 459.2084
• 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

+1005.5% since first listed

10 events — show timeline

• 2026-06-10 Listed $220,000 WNYREIS
• 2025-12-31 Listing Removed — WNYREIS
• 2025-09-02 Listed $189,900 WNYREIS
• 2022-06-24 Sold (Public Records) $90,000 Public Records
• 2021-10-21 Listing Removed — WNYREIS
• 2021-08-08 Price Changed $127,900 WNYREIS
• 2021-07-21 Listed $129,900 WNYREIS
• 2013-09-06 Sold (MLS) $16,000 WNYREIS
• 2013-09-05 Sold (Public Records) $16,000 Public Records
• 2013-07-01 Listed $19,900 WNYREIS

Property tax history

+12.9%/yr

Latest (2025): $528 · +154.8% YoY. Source: county tax records.