192 Laird Ave · Buffalo, NY 14207

$89,900

4 bd · 1.0 ba · 1,426 sqft · SingleFamily public records · 27 Days on market

Built 1912 3,150 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
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here is your next investment opportunity. This single-family property offers over 1,400 square feet of living space, plus a full basement and attic that provides additional uses. Features including updated circuit breakers, glass block windows, vinyl siding, and a location in a high-demand neighborhood help create a strong foundation for future growth. With the right vision and improvements, this property presents an opportunity for investors seeking upside through sweat equity.

Key facts

• Attic
• Full basement
• Glass block windows

Tags

• FULL BASEMENT
• ATTIC
• UPDATED CIRCUIT BREAKERS
• GLASS BLOCK WINDOWS
• VINYL SIDING
• HIGH-DEMAND NEIGHBORHOOD

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected; Circuit breaker electric service
• Home design: 2 stories; Resale property; Asphalt roof
• Construction: Vinyl siding; Copper plumbing; Block foundation; Existing (year built details listed as existing)
• Exterior features: Partial fencing; Open porch; Fence

Interior

• Kitchen: Appliances negotiable
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Combined living and dining room; Full basement
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% 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 rising fast (+8.2%/yr); 197 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,514/mo this rent would consume 46% of the median local household income ($40k/yr) (locally 2177% 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — 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: 1.68% ✓
• Cap rate: 14.98%
• Cash-on-cash: 31.01%
• DSCR: 2.38
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $192,510
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Crowley Ave	0.11mi	4/1.0	1,394 (-2%)	2mo	$100,000	$72	90
186 Crowley Ave	0.10mi	4/2.0	1,333 (-6%)	2mo	$215,000	$161	79
38 Heward Ave	0.41mi	3/1.5 (-1)	1,474 (+3%)	1mo	$256,000	$174	67
62 Chadduck Ave	0.15mi	3/1.0 (-1)	1,240 (-13%)	2mo	$155,000	$125	64
280 Esser Ave	0.26mi	3/1.0 (-1)	1,283 (-10%)	3mo	$175,000	$136	64
44 Gallatin Ave	0.39mi	4/2.0	1,532 (+7%)	5mo	$149,000	$97	61
165 Roesch Ave	0.28mi	3/1.0 (-1)	1,285 (-10%)	5mo	$210,000	$163	61
88 Huetter Ave Ave	0.42mi	3/1.5 (-1)	1,317 (-8%)	1mo	$250,000	$190	60
50 Philadelphia St	0.32mi	3/1.5 (-1)	1,276 (-10%)	1mo	$155,000	$121	60
107 Ullman St	0.34mi	4/2.0	1,258 (-12%)	3mo	$118,000	$94	58
53 Roswell Ave	0.46mi	3/1.5 (-1)	1,554 (+9%)	0mo	$140,000	$90	56
88 Progressive Ave	0.50mi	3/2.0 (-1)	1,257 (-12%)	6mo	$170,000	$135	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 2.38×
• Total profit: $34,839
• Equity at exit: $13,404

10-year hold

• IRR: 40.8%
• Equity multiple: 5.77×
• Total profit: $119,999
• Equity at exit: $7,773

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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 197
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$471
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $651

Break-even live

Break-even rent $690

Max offer price $89,900

Occupancy floor 52%

Sensitivity live

Price	-10% $701	-5% $676	+0% $651	+5% $625	+10% $600
Rent	-10% $531	-5% $591	+0% $651	+5% $710	+10% $770
Rate	-1.0pp $696	-0.5pp $673	base $651	+0.5pp $627	+1.0pp $604

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: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	24d	1	0.02mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	22d	1	0.59mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	2d	1	0.64mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	0.70mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	24d	1	0.85mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	24d	1	1.34mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	24d	1	1.40mi

Listing history 15 events

1. 2026-06-18
   days on market $89,900 Active 27 DOM
2. 2026-06-17
   days on market $89,900 Active 26 DOM
3. 2026-06-16
   days on market $89,900 Active 25 DOM
4. 2026-06-15
   days on market $89,900 Active 24 DOM
5. 2026-06-13
   days on market $89,900 Active 22 DOM
6. 2026-06-13
   days on market $89,900 Active 21 DOM
7. 2026-06-10
   days on market $89,900 Active 19 DOM
8. 2026-06-09
   days on market $89,900 Active 18 DOM
9. 2026-06-08
   days on market $89,900 Active 17 DOM
10. 2026-06-07
    days on market $89,900 Active 16 DOM
11. 2026-06-03
    days on market $89,900 Active 12 DOM
12. 2026-06-02
    days on market $89,900 Active 11 DOM
13. 2026-06-01
    days on market $89,900 Active 10 DOM
14. 2026-05-31
    days on market $89,900 Active 9 DOM
15. 2026-05-22
    listed $99,000 Active

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $978 · $82/mo
• Expected delta: +$541/yr (+$45/mo · 123.8%)

ⓘ 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 ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,165
• − Mortgage interest: −$5,036
• − Property taxes: −$437
• − Insurance: −$450
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$2,615
• Taxable income: $6,721
• Est. tax owed @ 24.0%: −$1,613
• After-tax cash flow: $6,193/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): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

1 event — show timeline

• 2026-05-22 Listed $99,000 WNYREIS

Property tax history

+5.4%/yr

Latest (2025): $437 · +0.0% YoY. Source: county tax records.