4 Saint Johns Pl · Buffalo, NY 14201

$545,000

20 bd · None ba · 5,386 sqft · MultiFamily · 42 Days on market

Built 1870 Good condition 4,445 sqft lot $101/sqft · 34% below area Est $831k · 34% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Exceptional 5 unit opportunity on the desirable street of Saint Johns Place in the heart of Allentown! This well-maintained 5-unit property consists of one studio, three one bedroom apartments and a two bedroom owners unit on the top floor, offering a strong and flexible unit mix. Boasting an 1870 built date, the property still maintains many charming characteristics- a colorful and vibrant exterior, stained glass and natural woodwork, and high ceilings inside. Inside each unit, many updates have been done including newer kitchen cabinets, appliances-including dishwashers, updated bathrooms, and updated flooring. This property is investor ready showing a solid cap rate or the perfect place to have your tenants pay your mortgage while you occupy the top floor as an owner's suite. The two garage offers a rare and valuable amenity in this area—providing added convenience and rental appeal. Whether you’re looking to expand your portfolio or owner-occupy while generating income, this property presents a compelling opportunity with upside potential through rent growth and value-add improvements. All in one of Buffalo’s most vibrant and desirable neighborhoods!

Key facts

• 4,445 sq ft lot
• 2 parking spots
• Built 1870

What this means for you Summary

Snapshot

• This is a 4×1bd/1ba + 1×2bd/1ba units multifamily listed at $545k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $406/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $545k).
• Recommended offer: $529k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 (+4.3%/yr); 56 active listings in the ZIP; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $7,337/mo this rent would consume 217% of the median local household income ($41k/yr) (locally 1213% 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $153k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($529k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $30k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $444k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $528,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.35% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.96%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $830,952
• List price: $545,000
• Delta: -34.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.28% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $50,649
• Equity at exit: $81,261

10-year hold

• IRR: 18.6%
• Equity multiple: 2.65×
• Total profit: $251,332
• Equity at exit: $47,122

Cash invested: $152,600 (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 14201

• Home prices YoY: -19.1%
• Rents YoY: 4.3%
• Active inventory: 56
• Price-to-rent: 31.3×

Monthly cashflow live

• Estimated rent: $7,337 high
• Mortgage (P&I): −$2,858
• Tax est. 1.5%: −$681 /mo · $8,175/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,541
• Net cashflow: $2,030

Break-even live

Break-even rent $4,768

Max offer price $545,000

Occupancy floor 67%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$5,796
1× unit	2	1	$1,541
Total (5 units)			$7,337

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $545,000 Active 42 DOM
2. 2026-06-17
   days on market $545,000 Active 41 DOM
3. 2026-06-16
   days on market $545,000 Active 40 DOM
4. 2026-06-15
   days on market $545,000 Active 39 DOM
5. 2026-06-13
   days on market $545,000 Active 37 DOM
6. 2026-06-13
   days on market $545,000 Active 36 DOM
7. 2026-06-10
   days on market $545,000 Active 34 DOM
8. 2026-06-09
   days on market $545,000 Active 33 DOM
9. 2026-06-08
   days on market $545,000 Active 32 DOM
10. 2026-06-07
    days on market $545,000 Active 31 DOM
11. 2026-06-03
    days on market $545,000 Active 27 DOM
12. 2026-06-02
    pricedays on market $545,000 Active 26 DOM
13. 2026-06-01
    days on market $575,000 Active 25 DOM
14. 2026-05-31
    days on market $575,000 Active 24 DOM
15. 2026-05-07
    listed $575,000 Active 1190-char remark

    Show marketing remark (1190 chars)

    Exceptional 5 unit opportunity on the desirable street of Saint Johns Place in the heart of Allentown! This well-maintained 5-unit property consists of one studio, three one bedroom apartments and a two bedroom owners unit on the top floor, offering a strong and flexible unit mix. Boasting an 1870 built date, the property still maintains many charming characteristics- a colorful and vibrant exterior, stained glass and natural woodwork, and high ceilings inside. Inside each unit, many updates have been done including newer kitchen cabinets, appliances-including dishwashers, updated bathrooms, and updated flooring. This property is investor ready showing a solid cap rate or the perfect place to have your tenants pay your mortgage while you occupy the top floor as an owner's suite. The two garage offers a rare and valuable amenity in this area—providing added convenience and rental appeal. Whether you’re looking to expand your portfolio or owner-occupy while generating income, this property presents a compelling opportunity with upside potential through rent growth and value-add improvements. All in one of Buffalo’s most vibrant and desirable neighborhoods!

16. 2016-04-20
    soldstatus $444,000 Closed Sale or Rented
17. 2015-12-30
    historical Under Contract- Do Not Show
18. 2015-06-05
    listed $479,000 Active
19. 2014-09-18
    listed $489,000
20. 2010-11-09
    soldstatus $75,000
21. 2010-08-30
    listed $99,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥91°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: $88,044
• − Mortgage interest: −$30,528
• − Property taxes: −$8,175
• − Insurance: −$2,725
• − Repairs & maintenance: −$7,044
• − Management: −$7,044
• − Depreciation: −$15,855
• Taxable income: $16,674
• Est. tax owed @ 24.0%: −$4,002
• After-tax cash flow: $20,357/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This 5-unit property is investor-ready with updated interiors and a well-maintained exterior. Minor cosmetic improvements can further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace worn flooring — Improves aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace worn flooring — Improves aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 12,369
• Household income: $40,512
• Rent vs Own: 76.4% rent · 23.6% own
• Severe rent burden: 1213.0

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 0.66)
• Race & ethnicity: White 42% Hispanic / Latino 36% Black 16% Two or more races 12% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 30% Dominican 1%
• Common ancestry: Romanian 7% Subsaharan African 2% Slovak 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 69% English-only · Spanish 24% Arabic 2% 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: ▼ -68.73%
• Current HPI: 290.2643
• Rent YoY: ▲ 4.28%
• 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

+475.6% since first listed

7 events — show timeline

• 2026-05-07 Listed $575,000 WNYREIS
• 2016-04-20 Sold (MLS) $444,000 WNYREIS
• 2015-12-30 Contingent — WNYREIS
• 2015-06-05 Listed $479,000 WNYREIS
• 2014-09-18 Listed $489,000 WNYREIS
• 2010-11-09 Sold (MLS) $75,000 WNYREIS
• 2010-08-30 Listed $99,900 WNYREIS