19 Ryan St · Buffalo, NY 14210

$199,900

6 bd · 2.0 ba · 2,422 sqft · Townhouse public records · 12 Days on market

Built 1900 4,400 sqft lot Est $247k · 19% 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 +22.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.0/10.0
• Rent growth +5.0/5.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 19 Ryan Street in South Buffalo—a charming 6 bed 2 bath Victorian home filled with character, space, and opportunity. Step inside to discover soaring ceilings, beautiful hardwood floors, and a spacious floor plan that creates an open, inviting feel throughout. The generous living and dining areas offer plenty of room for everyday living and entertaining, while large windows bring in abundant natural light. Both units feature large eat in kitchens, updated bathrooms, natural original woodwork/trim. Added bonus is a partially finished attic to enjoy with the upper unit for additional living space. Outside, enjoy a spacious covered porch, private yard, and a concrete driveway

Key facts

• Victorian home
• Soaring ceilings
• Spacious floor plan

Tags

• VICTORIAN HOME
• SOARING CEILINGS
• HARDWOOD FLOORS
• SPACIOUS FLOOR PLAN
• LARGE EAT IN KITCHENS
• UPDATED BATHROOMS

Property features AI

Finance

• Financial info: Owner pays grounds care, hot water, snow removal, and water; Rent includes gardener, hot water, snow removal, and water; Two rental units with separate gas and electric meters; Unit 1 actual rent: $700 (month-to-month); Unit 1 layout includes dining area with living room and eat-in kitchen; Unit 2 layout includes dining area with living room, eat-in kitchen, and porch

Exterior

• Parking: Common concrete parking area
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multi-family property (2 units); Resale property
• Construction: Frame construction with vinyl siding; Asphalt roof; Stone foundation; Existing (previously built) structure
• Exterior features: Fully fenced yard; Rectangular residential lot (40 x 110); City street frontage

Interior

• Kitchen: Eat-in kitchens in both units
• Bedrooms: Two separate 3-bedroom units (each unit has 3 bedrooms)
• Flooring: Carpet; Ceramic tile; Hardwood; Luxury vinyl; Varied flooring types through the home
• Bathrooms: Two full bathrooms (one full bath per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Finished basement; Storage space
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/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 $191k (4.4% below list).
• Recommended offer: $191k (4.4% 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; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 42% 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,013 (4.4% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.96% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $247,044
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Zittel St	0.22mi	6/2.0	2,456 (+1%)	5mo	$250,000	$102	83
18 S Ryan St	0.10mi	6/2.0	2,244 (-7%)	3mo	$270,000	$120	81
58 Roanoke Pkwy	0.27mi	5/2.0 (-1)	2,344 (-3%)	6mo	$225,000	$96	72
128 Armin Pl	0.38mi	6/2.0	2,490 (+3%)	8mo	$242,500	$97	71
88 Parkview Ave	0.41mi	6/2.0	2,464 (+2%)	9mo	$199,088	$81	70
81 Duerstein St	0.61mi	6/2.0	2,400 (-1%)	2mo	$140,000	$58	69
15 Teresa Pl	0.46mi	6/2.0	2,376 (-2%)	10mo	$275,000	$116	67
50 Hubbell Ave	0.68mi	6/2.0	2,409 (-0%)	1mo	$215,000	$89	66
42 Meriden St	0.49mi	6/2.0	2,220 (-8%)	5mo	$250,000	$113	59
11 Indian Church Rd	0.47mi	5/2.0 (-1)	2,156 (-11%)	2mo	$182,000	$84	53
109 Newman Pl	0.66mi	6/2.0	2,566 (+6%)	9mo	$281,000	$110	52
53 Duerstein St	0.60mi	6/2.0	2,112 (-13%)	0mo	$270,000	$128	50

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: 31.1%
• Equity multiple: 3.48×
• Total profit: $139,042
• Equity at exit: $180,086

10-year hold

• IRR: 28.3%
• Equity multiple: 8.48×
• Total profit: $418,434
• Equity at exit: $388,362

Cash invested: $55,972 (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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,910 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $317

Break-even live

Break-even rent $1,509

Max offer price $199,900

Occupancy floor 78%

Sensitivity live

Price	-10% $430	-5% $373	+0% $317	+5% $260	+10% $203
Rent	-10% $166	-5% $241	+0% $317	+5% $392	+10% $467
Rate	-1.0pp $417	-0.5pp $367	base $317	+0.5pp $265	+1.0pp $212

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   statusdays on market $199,900 Active 12 DOM
2. 2026-06-13
   statusdays on market $199,900 Pending 10 DOM
3. 2026-06-10
   days on market $199,900 Active 8 DOM
4. 2026-06-09
   days on market $199,900 Active 7 DOM
5. 2026-06-08
   days on market $199,900 Active 6 DOM
6. 2026-06-07
   days on market $199,900 Active 5 DOM
7. 2026-06-02
   remarks 693-char remark
8. 2026-06-02
   listed $199,900 Active 1 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: $730 · $61/mo
• Projected year-2 tax: $2,054 · $171/mo
• Expected delta: +$1,324/yr (+$110/mo · 181.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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: $22,922
• − Mortgage interest: −$11,198
• − Property taxes: −$730
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$5,815
• Taxable income: $512
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $3,676/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

1 event — show timeline

• 2026-06-02 Listed $199,900 WNYREIS

Property tax history

+9.1%/yr

Latest (2025): $730 · +117.0% YoY. Source: county tax records.