67 Halbert St · Buffalo, NY 14214

$99,999

3 bd · 1.0 ba · 768 sqft · Other public records · 41 Days on market

Built 1910 6,960 sqft lot $130/sqft · 21% below area

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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 +4.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors! Welcome to 67 Halbert Street — a unique investment opportunity featuring two homes on one lot, including a front house and a rear house. The front home offers 3 bedrooms, a 100-amp breaker panel, wall furnace heating, a small basement, and a detached one-car garage. Between the two homes, you’ll find a sizable yard offering additional outdoor space and potential. The rear home features 3 bedrooms and 1 full bathroom, making this property ideal for investors seeking strong rental potential or a value-add opportunity. Whether you’re searching for your next fix-and-flip project or a BRRRR investment opportunity, 67 Halbert Street may be the perfect addi

Key facts

• Sizable yard
• Two homes on one lot
• 6,960 sq ft lot

Tags

• UNIQUE INVESTMENT OPPORTUNITY
• TWO HOMES ON ONE LOT
• SIZABLE YARD
• STRONG RENTAL POTENTIAL
• VALUE-ADD OPPORTUNITY

Property features AI

Finance

• Other: Two total residential units (multi-family property)
• Financial info: Tenant(s) pay all utilities; Operating expenses include water and sewer

Exterior

• Parking: Detached 2-car garage; One additional parking space
• Utilities: Public water connected; Sewer connected
• Home design: Single-story building; Wood siding construction; Existing/resale property
• Construction: Wood siding exterior
• Exterior features: Rectangular residential lot with 48 x 145 dimensions; City street frontage

Interior

• Kitchen: Gas water heater (appliance noted)
• Bedrooms: Two separate 3-bedroom units (each unit has 3 bedrooms)
• Flooring: Hardwood and varied flooring
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood flooring in portions of the home; flooring varies throughout; Partial basement
• Laundry & utility: Two separate gas meters; Two separate electric meters

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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 rising fast (+5.8%/yr); 90 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 33% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $100k implies a 488% 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 $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1910 — 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: 1.62% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.24%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

• ARV (median comp): $274,746
• List price: $99,999
• Delta: -63.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.81% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.14×
• Total profit: $31,939
• Equity at exit: $14,910

10-year hold

• IRR: 35.8%
• Equity multiple: 4.72×
• Total profit: $104,144
• Equity at exit: $8,646

Cash invested: $28,000 (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 14214

• Rents YoY: 5.8%
• Active inventory: 90
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,622 high
• Mortgage (P&I): −$524
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $682

Break-even live

Break-even rent $759

Max offer price $99,999

Occupancy floor 53%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Jewett Pkwy Buffalo, NY	2.0	1.0	525	$1,210	$2.30	44d	1	0.23mi
2532 Main St Apt 7 Buffalo, NY	2.0	1.0	850	$1,300	$1.53	44d	1	0.38mi
2075 Main St Buffalo, NY	1.0–2.0	1.0	594	$1,400	$2.36	44d	2	0.60mi
117 Humboldt Pkwy Unit B Buffalo, NY	2.0	1.0	840	$1,850	$2.20	44d	1	0.61mi
117 Humboldt Pkwy Unit A Buffalo, NY	3.0	1.0	1105	$2,300	$2.08	44d	1	0.61mi
2 Agassiz Cir Unit A Buffalo, NY	2.0	1.0	1076	$2,150	$2.00	24d	1	0.66mi
2 Agassiz Cir Unit B Buffalo, NY	2.0	1.0	983	$2,050	$2.09	24d	1	0.66mi
190 Manhattan Ave Buffalo, NY	2.0	1.0	724	$1,200	$1.66	44d	1	0.78mi
90 Sussex St Unit 2 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	44d	1	0.88mi
2939 Main St Buffalo, NY	1.0–2.0	1.0–2.0	562	$1,999	$3.55	3d	1	1.07mi
104 Butler Ave Buffalo, NY	3.0	1.0	1000	$1,400	$1.40	44d	1	1.12mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	44d	1	1.12mi
1786 Main St Unit 103 Buffalo, NY	2.0	1.5	1110	$1,677	$1.51	44d	1	1.15mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,291	$2.24	2d	10	1.17mi
92 Lasalle Ave Unit 1 Buffalo, NY	2.0	1.0	1000	$1,150	$1.15	44d	1	1.27mi
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	14d	1	1.31mi
238 Oxford Ave Unit Upper Buffalo, NY	3.0	1.0	1100	$1,600	$1.45	24d	1	1.32mi
1958 Delaware Ave Unit 6 Buffalo, NY	2.0	1.0	725	$1,250	$1.72	44d	1	1.35mi
1982 Delaware Ave Unit 5 Buffalo, NY	2.0	1.0	725	$1,250	$1.72	44d	1	1.37mi
1560 Delaware Ave Unit 1 Buffalo, NY	3.0	1.0	1000	$2,800	$2.80	24d	1	1.37mi
40 Lisbon Ave Unit Upper Buffalo, NY	2.0	1.0	1057	$1,500	$1.42	11d	1	1.38mi
2002 Delaware Ave Unit 4 Buffalo, NY	2.0	1.0	725	$1,250	$1.72	44d	1	1.40mi
2022 Delaware Ave Unit 5 Buffalo, NY	2.0	1.0	725	$1,250	$1.72	44d	1	1.40mi
26 Custer St Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	44d	1	1.42mi
76 Chester St Unit 1 Buffalo, NY	3.0	1.0	1100	$1,000	$0.91	14d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $99,999 Active 41 DOM
2. 2026-06-17
   days on market $99,999 Active 40 DOM
3. 2026-06-16
   days on market $99,999 Active 39 DOM
4. 2026-06-15
   days on market $99,999 Active 38 DOM
5. 2026-06-13
   days on market $99,999 Active 36 DOM
6. 2026-06-13
   days on market $99,999 Active 35 DOM
7. 2026-06-10
   days on market $99,999 Active 33 DOM
8. 2026-06-09
   days on market $99,999 Active 32 DOM
9. 2026-06-08
   days on market $99,999 Active 31 DOM
10. 2026-06-07
    days on market $99,999 Active 30 DOM
11. 2026-06-03
    days on market $99,999 Active 26 DOM
12. 2026-06-02
    days on market $99,999 Active 25 DOM
13. 2026-06-01
    days on market $99,999 Active 24 DOM
14. 2026-05-31
    days on market $99,999 Active 23 DOM
15. 2026-05-08
    listed $124,999 Active 722-char remark
16. 1995-10-25
    soldstatus $17,000

ⓘ 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: $400 · $33/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$645/yr (+$54/mo · 161.5%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,469
• − Mortgage interest: −$5,601
• − Property taxes: −$400
• − Insurance: −$500
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$2,909
• Taxable income: $6,944
• Est. tax owed @ 24.0%: −$1,667
• After-tax cash flow: $6,522/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): 21,314
• Household income: $58,228
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1820.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Black 31% Asian 11% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 4% Other Asian/Pacific 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: ▼ -282.52%
• Current HPI: 373.377
• Rent YoY: ▲ 5.81%
• 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

+488.2% since first listed

3 events — show timeline

• 2026-05-27 Price Changed $99,999 WNYREIS
• 2026-05-08 Listed $124,999 WNYREIS
• 1995-10-25 Sold (Public Records) $17,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $400 · +22.9% YoY. Source: county tax records.