4 Saint Johns Pl · Buffalo, NY 14201

$545,000

20 bd · None ba · 5,386 sqft · MultiFamily · 93 Days on market

Built 1870 Good condition 4,445 sqft lot $101/sqft · 23% below area Est $705k · 23% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• Schools +6.6/10.0
• 1% rule +6.5/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• 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

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.

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.
• This rent per unit runs 37% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $236/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $545k).
• Recommended offer: $496k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 7.0% in Buffalo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: 74 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).

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.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($496k) 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 $495,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.27%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $705,189
• List price: $545,000
• Delta: -22.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-13,126
• Equity at exit: $81,261

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $85,648
• 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%
• Active inventory: 74
• Price-to-rent: 38.0×

Monthly cashflow live

• Estimated rent: $6,260 high
• Mortgage (P&I): −$2,858
• Tax est. 1.5%: −$681 /mo · $8,175/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,315
• Net cashflow: $1,179

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,780
1× unit	2	1	$1,480
Total (5 units)			$6,260

Break-even live

Break-even rent $4,768

Max offer price $545,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,556	-5% $1,367	+0% $1,179	+5% $991	+10% $802
Rent	-10% $684	-5% $932	+0% $1,179	+5% $1,426	+10% $1,674
Rate	-1.0pp $1,453	-0.5pp $1,318	base $1,179	+0.5pp $1,038	+1.0pp $894

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 St Johns Pl #4 Buffalo, NY	1.0	1.0	900	$1,195	$1.33	52d	1	0.01mi
60 1/2 Days Park Unit 1 Buffalo, NY	1.0	1.0	600	$1,200	$2.00	93d	1	0.11mi
344 Hudson St Unit UPPER Buffalo, NY	2.0	1.0	1065	$1,100	$1.03	93d	1	0.11mi
51 Days Park Apt 2 Buffalo, NY	1.0	1.0	750	$1,150	$1.53	17d	1	0.16mi
51 Days Park Unit 4 Buffalo, NY	1.0	1.0	750	$1,195	$1.59	93d	1	0.16mi
230 North St Buffalo, NY	2.0	1.0–2.0	1150	$2,338	$2.03	11d	3	0.17mi
152 Elmwood Ave Unit 1 Buffalo, NY	2.0	1.0	800	$1,200	$1.50	27d	1	0.18mi
279 North St Buffalo, NY	1.0–2.0	1.0–2.0	820	$1,650	$2.01	93d	1	0.19mi
245 North St Unit 105 Buffalo, NY	1.0	1.0	850	$995	$1.17	93d	1	0.19mi
120 Cottage St Apt 3 Buffalo, NY	1.0	1.5	900	$1,450	$1.61	64d	1	0.22mi
60 Mariner St Buffalo, NY	2.0	1.0	928	$1,275	$1.37	35d	1	0.22mi
416 Jersey St Buffalo, NY	1.0	1.0	650	$1,100	$1.69	93d	1	0.22mi
118 Cottage St Unit 11 Buffalo, NY	1.0	1.0	600	$1,200	$2.00	35d	1	0.22mi
26 Irving Pl Unit 2 Buffalo, NY	1.0	1.0	604	$1,259	$2.08	60d	1	0.29mi
62 Park St Buffalo, NY	1.0	1.0	1066	$1,200	$1.13	35d	1	0.30mi
18 Irving Pl Buffalo, NY	2.0	1.0	1075	$1,250	$1.16	25d	1	0.30mi
370 Virginia St Unit 3 Buffalo, NY	2.0	1.0	1050	$1,300	$1.24	93d	1	0.32mi
96 Fargo Ave Unit Rear Buffalo, NY	1.0	1.0	675	$1,275	$1.89	73d	1	0.35mi
12 Park St Buffalo, NY	1.0	1.5	1100	$1,500	$1.36	73d	1	0.36mi
213 Summer St Apt 1 Buffalo, NY	1.0	1.0	687	$1,550	$2.26	70d	1	0.37mi
213 Summer St Unit 3 Buffalo, NY	2.0	1.0	1020	$2,450	$2.40	70d	1	0.37mi
506 Delaware Ave Buffalo, NY	1.0–2.0	1.0–2.0	1101	$1,895	$1.72	11d	4	0.38mi
567 Delaware Ave Apt 3 Buffalo, NY	1.0	1.0	780	$1,570	$2.01	93d	1	0.40mi
344 Elmwood Ave Unit 3rd floor Buffalo, NY	2.0	1.0	1000	$1,400	$1.40	73d	1	0.41mi
80 10th St Unit Lower Buffalo, NY	2.0	1.0	800	$1,150	$1.44	52d	1	0.41mi
493 Delaware Ave Unit 3 Buffalo, NY	1.0	1.0	1010	$1,400	$1.39	93d	1	0.42mi
479 Delaware Ave Apt 5 Buffalo, NY	1.0	1.0	900	$1,300	$1.44	20d	1	0.43mi
479 Delaware Ave Buffalo, NY	1.0	1.0	900	$1,300	$1.44	52d	1	0.43mi
507 Niagara St Buffalo, NY	1.0–2.0	1.0	950	$1,389	$1.46	20d	1	0.44mi
374 Elmwood Ave Unit 2 Buffalo, NY	1.0	1.0	700	$1,300	$1.86	73d	1	0.46mi
374 Elmwood Ave Apt 4 Buffalo, NY	1.0	1.0	700	$1,100	$1.57	93d	1	0.46mi
499 Franklin St Apt 4 Buffalo, NY	1.0	1.5	817	$1,995	$2.44	93d	1	0.46mi
499 Franklin St Unit 1 Buffalo, NY	1.0	1.5	1067	$2,930	$2.75	93d	1	0.46mi
476 Niagara St Buffalo, NY	1.0	1.0	700	$800	$1.14	93d	1	0.47mi
373 Elmwood Ave Apt 6 Buffalo, NY	1.0	1.0	800	$1,250	$1.56	20d	1	0.48mi
451 Franklin St #2 Buffalo, NY	1.0	1.0	900	$1,350	$1.50	93d	1	0.48mi
508 Prospect Ave Unit 1 Buffalo, NY	2.0	1.0	1000	$2,250	$2.25	47d	1	0.49mi
400 Elmwood Ave Buffalo, NY	1.0–2.0	1.0	575	$1,049	$1.82	16d	3	0.51mi
40 North St Unit 306 Buffalo, NY	2.0	1.5	1125	$1,950	$1.73	93d	1	0.53mi
40 North St Unit 204 Buffalo, NY	1.0	1.5	936	$1,650	$1.76	93d	1	0.53mi

Property features AI

Finance

• Financial info: 5 total unitsOne electric meterOne gas meterEstimated gross income: $70,500Operating expenses: $38,279 (includes electric, insurance, maintenance, professional management, rent processing, trash, utilities, water/sewer)Owner currently pays all utilities, snow removal and trash collection

Exterior

• Parking: Two parking spaces
• Utilities: Electricity connected with circuit breakersPublic water connectedSewer connectedHigh-speed internet available
• Home design: 3-story buildingExisting construction
• Construction: Wood sidingPEX plumbingArchitectural shingle roof
• Exterior features: Concrete drivewayFully fenced yardPrivate yardCorner lotNear public transitRectangular lotCity street frontageSee remarks

Interior

• Kitchen: Gas ovenGas rangeMicrowaveDishwasherRefrigerator
• Flooring: CarpetHardwoodCeramic tileLaminateVinylVaried flooring
• Heating & cooling: Gas heatingHot water heating
• Interior features: Leaded glass windowsSkylightsCeiling fansEntrance foyerNatural woodwork
• Laundry & utility: WasherDryerGas water heater

Listing history 50 events

1. 2026-08-08
   days on market $545,000 Active 93 DOM
2. 2026-08-07
   days on market $545,000 Active 92 DOM
3. 2026-08-06
   days on market $545,000 Active 91 DOM
4. 2026-08-05
   days on market $545,000 Active 90 DOM
5. 2026-08-04
   days on market $545,000 Active 89 DOM
6. 2026-08-03
   days on market $545,000 Active 88 DOM
7. 2026-07-31
   days on market $545,000 Active 85 DOM
8. 2026-07-30
   days on market $545,000 Active 84 DOM
9. 2026-07-30
   days on market $545,000 Active 83 DOM
10. 2026-07-28
    days on market $545,000 Active 82 DOM
11. 2026-07-26
    days on market $545,000 Active 80 DOM
12. 2026-07-24
    days on market $545,000 Active 78 DOM
13. 2026-07-23
    days on market $545,000 Active 77 DOM
14. 2026-07-22
    days on market $545,000 Active 76 DOM
15. 2026-07-21
    days on market $545,000 Active 75 DOM
16. 2026-07-20
    days on market $545,000 Active 74 DOM
17. 2026-07-18
    days on market $545,000 Active 72 DOM
18. 2026-07-18
    days on market $545,000 Active 71 DOM
19. 2026-07-16
    days on market $545,000 Active 70 DOM
20. 2026-07-15
    days on market $545,000 Active 69 DOM
21. 2026-07-14
    days on market $545,000 Active 68 DOM
22. 2026-07-13
    days on market $545,000 Active 67 DOM
23. 2026-07-13
    days on market $545,000 Active 66 DOM
24. 2026-07-11
    days on market $545,000 Active 65 DOM
25. 2026-07-10
    days on market $545,000 Active 64 DOM
26. 2026-07-09
    days on market $545,000 Active 63 DOM
27. 2026-07-07
    days on market $545,000 Active 61 DOM
28. 2026-07-06
    days on market $545,000 Active 60 DOM
29. 2026-07-05
    days on market $545,000 Active 59 DOM
30. 2026-07-03
    days on market $545,000 Active 57 DOM
31. 2026-07-02
    days on market $545,000 Active 56 DOM
32. 2026-07-01
    days on market $545,000 Active 55 DOM
33. 2026-06-30
    days on market $545,000 Active 54 DOM
34. 2026-06-29
    days on market $545,000 Active 53 DOM
35. 2026-06-28
    days on market $545,000 Active 52 DOM
36. 2026-06-27
    days on market $545,000 Active 51 DOM
37. 2026-06-27
    days on market $545,000 Active 50 DOM
38. 2026-06-25
    days on market $545,000 Active 48 DOM
39. 2026-06-22
    days on market $545,000 Active 46 DOM
40. 2026-06-21
    days on market $545,000 Active 45 DOM
41. 2026-06-18
    days on market $545,000 Active 42 DOM
42. 2026-06-17
    days on market $545,000 Active 41 DOM
43. 2026-06-16
    days on market $545,000 Active 40 DOM
44. 2026-06-15
    days on market $545,000 Active 39 DOM
45. 2026-06-13
    days on market $545,000 Active 37 DOM
46. 2026-06-13
    days on market $545,000 Active 36 DOM
47. 2026-06-10
    days on market $545,000 Active 34 DOM
48. 2026-06-09
    days on market $545,000 Active 33 DOM
49. 2026-06-08
    days on market $545,000 Active 32 DOM
50. 2026-06-07
    days on market $545,000 Active 31 DOM

ⓘ 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: $75,120
• − Mortgage interest: −$30,528
• − Property taxes: −$8,175
• − Insurance: −$2,725
• − Repairs & maintenance: −$6,010
• − Management: −$6,010
• − Depreciation: −$15,855
• Taxable income: $5,818
• Est. tax owed @ 24.0%: −$1,396
• After-tax cash flow: $12,752/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 Est. rehab $26,930–$80,790 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 66/100

Zoned Schools

Elementary Ps 64 Frederick Law Olmsted A- NY #447/2,108 Nat'l #3,487/41,679 High International Preparatory School (The) B- NY #813/1,100 Nat'l #3,134/17,239

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

B Composite livability gradescore 77/100

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 · 933,037 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: 8% of renters

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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%

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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%

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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: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• Financial info: 5 total unitsOne electric meterOne gas meterEstimated gross income: $70,500Operating expenses: $38,279 (includes electric, insurance, maintenance, professional management, rent processing, trash, utilities, water/sewer)Owner currently pays all utilities, snow removal and trash collection

Exterior

• Parking: Two parking spaces
• Utilities: Electricity connected with circuit breakersPublic water connectedSewer connectedHigh-speed internet available
• Home design: 3-story buildingExisting construction
• Construction: Wood sidingPEX plumbingArchitectural shingle roof
• Exterior features: Concrete drivewayFully fenced yardPrivate yardCorner lotNear public transitRectangular lotCity street frontageSee remarks

Interior

• Kitchen: Gas ovenGas rangeMicrowaveDishwasherRefrigerator
• Flooring: CarpetHardwoodCeramic tileLaminateVinylVaried flooring
• Heating & cooling: Gas heatingHot water heating
• Interior features: Leaded glass windowsSkylightsCeiling fansEntrance foyerNatural woodwork
• Laundry & utility: WasherDryerGas water heater

Price history

+445.5% since first listed

8 events — show timeline

• 2026-06-02 Price Changed $545,000 WNYREIS
• 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