64 Ontario St · Buffalo, NY 14207

$149,999

4 bd · 2.0 ba · 2,016 sqft · SingleFamily public records · 31 Days on market

Built 1900 4,792 sqft lot Est $190k · 21% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.0/10.0
• 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

Welcome to 64 Ontario St! This 4 bedroom, 2 bath Double offers a great opportunities for owner occupants or investors alike. featuring a spacious layout, large yard, and a classic charm throughout, this property hs plenty of potential to make it your own. Conveniently located near schools, parks shopping, restaurant, and major thruways for easy commuting. Whether you're looking to expand your portfolio or create your dream home, this property is full of possibilities.

Key facts

• Near schools
• Near shopping
• Near restaurants

Tags

• LARGE YARD
• CONVENIENTLY LOCATED
• NEAR SCHOOLS
• NEAR PARKS
• NEAR SHOPPING
• NEAR RESTAURANTS

Property features AI

Finance

• Other: Operating expense details referenced in remarks
• Financial info: Tenant responsible for all utilities; Two-unit property (multi-family)
• HOA & community: Not specified

Exterior

• Parking: One parking space
• Security: Not specified
• Utilities: Public water available and connected; Sewer available and connected; Separate gas and electric meters for units
• Home design: 1-story property; Resale condition; Brick and vinyl siding exterior
• Construction: Brick and vinyl siding construction; Existing structure
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Not specified
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Carpet and hardwood flooring with variations throughout; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $1,645/mo this rent would consume 50% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 7 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 $80k; list at $150k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1900 — 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: 1.10% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $189,504
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Thompson St	0.59mi	4/2.0	2,094 (+4%)	6mo	$180,000	$86	61
395 Dearborn St	0.53mi	4/2.0	2,182 (+8%)	2mo	$245,000	$112	60
56 Briggs Ave	0.24mi	5/2.0 (+1)	2,111 (+5%)	22mo	$224,900	$107	58
5 Copeland Pl	0.30mi	4/1.0	1,780 (-12%)	7mo	$70,000	$39	56
88 Briggs Ave	0.28mi	4/2.0	1,760 (-13%)	12mo	$185,000	$105	56
66 Royal Ave	0.31mi	4/1.0	1,904 (-6%)	21mo	$110,000	$58	54
278 East St	0.60mi	4/1.5	1,973 (-2%)	18mo	$185,000	$94	52
350 East St	0.46mi	4/1.0	1,752 (-13%)	3mo	$110,000	$63	50
961 Tonawanda St	0.52mi	4/1.0	2,240 (+11%)	18mo	$72,000	$32	39
280 East St	0.59mi	3/1.5 (-1)	1,903 (-6%)	21mo	$190,000	$100	38

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: 6.3%
• Equity multiple: 1.26×
• Total profit: $10,901
• Equity at exit: $22,365

10-year hold

• IRR: 19.4%
• Equity multiple: 2.98×
• Total profit: $82,997
• Equity at exit: $12,969

Cash invested: $42,000 (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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 197
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $417

Break-even live

Break-even rent $1,116

Max offer price $149,999

Occupancy floor 70%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Baxter St Buffalo, NY	3.0	1.0	2014	$1,400	$0.70	1d	1	0.78mi
78 Germain St Buffalo, NY	3.0	1.0	2030	$1,300	$0.64	14d	1	1.00mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$2,560	$1.96	1d	14	1.40mi

Listing history 40 events

1. 2026-06-18
   days on market $149,999 Active 31 DOM
2. 2026-06-17
   days on market $149,999 Active 30 DOM
3. 2026-06-16
   days on market $149,999 Active 29 DOM
4. 2026-06-15
   days on market $149,999 Active 28 DOM
5. 2026-06-13
   days on market $149,999 Active 26 DOM
6. 2026-06-13
   days on market $149,999 Active 25 DOM
7. 2026-06-10
   days on market $149,999 Active 23 DOM
8. 2026-06-09
   days on market $149,999 Active 22 DOM
9. 2026-06-08
   days on market $149,999 Active 21 DOM
10. 2026-06-07
    days on market $149,999 Active 20 DOM
11. 2026-06-03
    days on market $149,999 Active 16 DOM
12. 2026-06-02
    days on market $149,999 Active 15 DOM
13. 2026-06-01
    days on market $149,999 Active 14 DOM
14. 2026-05-31
    days on market $149,999 Active 13 DOM
15. 2026-05-18
    listed $149,999 Active
16. 2025-06-11
    status Pending
17. 2025-06-11
    historical
18. 2025-06-09
    price $160,000
19. 2025-03-10
    listed $175,000 Active
20. 2023-12-27
    status Pending
21. 2023-11-15
    status Under Contract- Do Not Show
22. 2023-11-15
    historical
23. 2023-10-23
    price $127,500
24. 2023-08-03
    price $122,000
25. 2023-06-22
    price $130,000
26. 2023-05-30
    listed $139,000 Active
27. 2023-05-16
    historical
28. 2023-05-06
    price $139,000
29. 2023-05-01
    price $148,000
30. 2023-04-27
    listed $160,000 Active
31. 2019-05-24
    soldstatus $80,000 Closed Sale or Rented
32. 2019-05-22
    soldstatus $80,000
33. 2019-02-05
    status Pending Sale
34. 2019-01-07
    listed $79,900 Active
35. 2018-05-23
    soldstatus $70,000 Closed Sale or Rented
36. 2018-05-16
    soldstatus $75,000
37. 2018-03-08
    status Under Contract- Do Not Show
38. 2018-02-14
    status Active
39. 2018-02-05
    status Under Contract- Do Not Show
40. 2018-01-19
    listed $69,900 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: $392 · $33/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$1,071/yr (+$89/mo · 273.1%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,735
• − Mortgage interest: −$8,402
• − Property taxes: −$392
• − Insurance: −$750
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$4,364
• Taxable income: $2,669
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $4,368/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

+114.6% since first listed

26 events — show timeline

• 2026-05-18 Listed $149,999 WNYREIS
• 2025-06-11 Pending — WNYREIS
• 2025-06-11 Listing Removed — WNYREIS
• 2025-06-09 Price Changed $160,000 WNYREIS
• 2025-03-10 Listed $175,000 WNYREIS
• 2023-12-27 Pending — WNYREIS
• 2023-11-15 Pending — WNYREIS
• 2023-11-15 Listing Removed — WNYREIS
• 2023-10-23 Price Changed $127,500 WNYREIS
• 2023-08-03 Price Changed $122,000 WNYREIS
• 2023-06-22 Price Changed $130,000 WNYREIS
• 2023-05-30 Listed $139,000 WNYREIS
• 2023-05-16 Listing Removed — WNYREIS
• 2023-05-06 Price Changed $139,000 WNYREIS
• 2023-05-01 Price Changed $148,000 WNYREIS
• 2023-04-27 Listed $160,000 WNYREIS
• 2019-05-24 Sold (MLS) $80,000 WNYREIS
• 2019-05-22 Sold (Public Records) $80,000 Public Records
• 2019-02-05 Pending — WNYREIS
• 2019-01-07 Listed $79,900 WNYREIS
• 2018-05-23 Sold (MLS) $70,000 WNYREIS
• 2018-05-16 Sold (Public Records) $75,000 Public Records
• 2018-03-08 Pending — WNYREIS
• 2018-02-14 Relisted — WNYREIS
• 2018-02-05 Pending — WNYREIS
• 2018-01-19 Listed $69,900 WNYREIS

Property tax history

+3.2%/yr

Latest (2025): $392 · +0.0% YoY. Source: county tax records.