91 Armin Pl · Buffalo, NY 14210

$174,600

3 bd · 1.0 ba · 1,330 sqft · SingleFamily public records · 4 Days on market

Built 1920 3,675 sqft lot Est $203k · 14% under

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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 +16.0/30.0
• ARV discount +13.9/15.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2 story single family home features large living room, formal dining room, eat in kit w/ wood floor, pantry & sliding glass door to rear porch, partially fenced yard. 2nd floors bedrooms-front bdrm 17x19, rear bdrm w/ built-ins & access to porch. Enclosed porch, full basement w/ newer sump pump, 1.5 det garage, concrete driveway.

Key facts

• 3,675 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $32 ($387/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (19.4% below list).
• Recommended offer: $141k (19.4% below list) — sets the bar for 1% rule.

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 (+12.7%/yr); 94 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 31% 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 $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $70k; list at $175k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,719 (19.4% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.81% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $203,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Armin Pl	0.00mi	3/1.0	1,330 (0%)	0mo	$175,000	$132	100
105 Armin Pl	0.03mi	3/1.5	1,352 (+2%)	6mo	$170,000	$126	89
102 Pomona Pl	0.09mi	4/1.0 (+1)	1,232 (-7%)	2mo	$81,000	$66	77
59 Hammerschmidt Ave	0.30mi	3/1.0	1,405 (+6%)	1mo	$232,500	$165	75
89 Roberts Ave	0.65mi	3/1.0	1,338 (+1%)	4mo	$106,500	$80	66
40 Remington Pl	0.44mi	3/1.0	1,413 (+6%)	6mo	$215,000	$152	64
330 Cumberland Ave	0.64mi	3/1.5	1,321 (-1%)	6mo	$217,000	$164	62
417 Abbott Rd	0.74mi	3/2.0	1,350 (+2%)	4mo	$223,000	$165	56
143 Weiss St	0.69mi	3/1.0	1,410 (+6%)	3mo	$106,000	$75	56
109 Stevenson St	0.44mi	3/1.0	1,500 (+13%)	6mo	$230,000	$153	54
93 Salem St	0.69mi	3/1.5	1,184 (-11%)	1mo	$235,000	$198	47
112 Hubbell Ave	0.75mi	3/1.5	1,161 (-13%)	4mo	$205,000	$177	39

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 3.14×
• Total profit: $104,527
• Equity at exit: $157,294

10-year hold

• IRR: 24.5%
• Equity multiple: 7.64×
• Total profit: $324,508
• Equity at exit: $339,209

Cash invested: $48,888 (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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$916
• Tax from tax record: −$35 /mo · $426/yr
• Insurance: −$73
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $32

Break-even live

Break-even rent $1,366

Max offer price $174,600

Occupancy floor 93%

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: $43,650
• Closing costs: $5,238
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	14d	1	0.19mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	23d	1	0.20mi
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	0.20mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	1d	1	0.28mi
2111 Seneca St #3 Buffalo, NY	2.0	1.0	937	$1,150	$1.23	43d	1	0.46mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	1d	1	0.59mi
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	14d	1	0.62mi
23 Indian Orchard Pl Unit Lower Buffalo, NY	3.0	1.0	1200	$1,250	$1.04	43d	1	0.65mi
86 Edgewood Ave Buffalo, NY	2.0	2.0	1700	$1,700	$1.00	1d	1	0.87mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	10d	1	0.90mi
47 Lester St Unit Main Floor Buffalo, NY	3.0	1.0	900	$1,000	$1.11	43d	1	1.02mi
700 Hopkins St Buffalo, NY	3.0	1.0	1100	$1,225	$1.11	14d	1	1.08mi
102 Wildwood Pl Unit 1 Buffalo, NY	3.0	1.0	1100	$1,250	$1.14	15d	1	1.10mi
78 Kirkwood Dr Unit Lower Unit West Seneca, NY	2.0	1.0	1808	$1,375	$0.76	1d	1	1.26mi
46 Kirkwood Dr Unit Lower West Seneca, NY	2.0	1.0	1064	$1,350	$1.27	15d	1	1.29mi
74 Woodside Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$1,510	$1.21	1d	1	1.37mi

Listing history 6 events

1. 2026-04-21
   status Pending
2. 2026-04-17
   listed $174,600 Active
3. 2018-03-28
   soldstatus $69,900 Closed Sale or Rented 348-char remark

   Show marketing remark (348 chars)

   This 2 story single family home features large living room, formal dining room, eat in kit w/ wood floor, pantry & sliding glass door to rear porch, partially fenced yard. 2nd floors bedrooms-front bdrm 17x19, rear bdrm w/ built-ins & access to porch. Enclosed porch, full basement w/ newer sump pump, 1.5 det garage, concrete driveway.

4. 2018-03-23
   soldstatus $69,900
5. 2018-01-21
   status Pending Sale 348-char remark

   Show marketing remark (348 chars)

   This 2 story single family home features large living room, formal dining room, eat in kit w/ wood floor, pantry & sliding glass door to rear porch, partially fenced yard. 2nd floors bedrooms-front bdrm 17x19, rear bdrm w/ built-ins & access to porch. Enclosed porch, full basement w/ newer sump pump, 1.5 det garage, concrete driveway.

6. 2018-01-15
   listed $69,900 Active 348-char remark

   Show marketing remark (348 chars)

   This 2 story single family home features large living room, formal dining room, eat in kit w/ wood floor, pantry & sliding glass door to rear porch, partially fenced yard. 2nd floors bedrooms-front bdrm 17x19, rear bdrm w/ built-ins & access to porch. Enclosed porch, full basement w/ newer sump pump, 1.5 det garage, concrete driveway.

ⓘ 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: $426 · $35/mo
• Projected year-2 tax: $1,688 · $141/mo
• Expected delta: +$1,262/yr (+$105/mo · 296.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% 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: $16,886
• − Mortgage interest: −$9,780
• − Property taxes: −$426
• − Insurance: −$1,540
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$5,079
• Taxable loss: −$2,641
• Est. tax savings @ 24.0%: +$634
• After-tax cash flow: $1,021/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): 15,563
• Household income: $54,197
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 959.0

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 White (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 21% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Other Indo-European 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: ▲ 52.34%
• Current HPI: 431.7951
• Rent YoY: ▲ 12.67%
• 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

+149.8% since first listed

6 events — show timeline

• 2026-04-21 Pending — WNYREIS
• 2026-04-17 Listed $174,600 WNYREIS
• 2018-03-28 Sold (MLS) $69,900 WNYREIS
• 2018-03-23 Sold (Public Records) $69,900 Public Records
• 2018-01-21 Pending — WNYREIS
• 2018-01-15 Listed $69,900 WNYREIS

Property tax history

+3.2%/yr

Latest (2025): $426 · +0.0% YoY. Source: county tax records.