208 Weimar St · Buffalo, NY 14206

$164,900

4 bd · 2.0 ba · 2,018 sqft · Townhouse public records · 19 Days on market

Built 1900 3,000 sqft lot Est $190k · 13% 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 +24.0/30.0
• ARV discount +13.4/15.0
• Appreciation +9.0/10.0
• DSCR +7.7/10.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WONDERFUL UPDATED MECHANICS IN THIS 2 UNIT! LOWER IS READY TO OCCUPY WITH LAMINATE FLOOR AND NEWER KITCHEN AND BATHS. NEW HOT WATER TANK & THE HEATER. BACK DOOR TO THE BEAUTIFUL BACK YARD & AN OPEN FRONT PORCH TO "PEOPLE WATCH" THIS SUMMER. WHAT A WONDERFULL OPPORTUNITY TO MOVE IN AFTER PURCHASE AND ENJOY YOUR PROPERTY. UPPER TENANTS LONG TERM AND WOULD LOVE TO STAY & THAT WILL HELP TO PAY YOUR MORTGAGE!

Key facts

• Hot water tank
• Updated baths
• Updated kitchens

Tags

• TEAR OFF ARCHITECTURAL ROOF
• HOT WATER TANK
• UPDATED ELECTRICAL SERVICE
• UPDATED KITCHENS
• UPDATED BATHS
• FULL ATTIC FOR STORAGE

Property features AI

Finance

• Other: Two total units (multi-unit property); Two separate gas meters; Two separate electric meters
• Financial info: Owner pays water; Rent includes water; Operating expenses include maintenance and water/sewer

Exterior

• Parking: On-street parking; No driveway
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electrical service
• Home design: 2-story property; Resale condition
• Construction: Vinyl siding; PEX plumbing
• Exterior features: Covered porch; Rectangular residential lot; Near public transit; City street frontage

Interior

• Kitchen: Gas water heater
• Flooring: Laminate flooring; Vinyl flooring; Varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Thermal windows; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $322 ($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 $163k (0.9% below list).
• Recommended offer: $162k (1.5% 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: 169 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 39% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $100k; list at $165k implies a 65% 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 $162,426 (1.5% 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: 0.99% ✗
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $189,692
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
188 Weimar St	0.03mi	4/2.0	1,718 (-15%)	13mo	$125,000	$73	62
134 Electric Ave	0.49mi	3/2.0 (-1)	1,830 (-9%)	20mo	$172,010	$94	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.93×
• Total profit: $88,945
• Equity at exit: $125,934

10-year hold

• IRR: 23.8%
• Equity multiple: 6.26×
• Total profit: $242,710
• Equity at exit: $250,606

Cash invested: $46,172 (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 14206

• Home prices YoY: 1.8%
• Active inventory: 169
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $322

Break-even live

Break-even rent $1,228

Max offer price $164,900

Occupancy floor 75%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
181 Willett St Buffalo, NY	3.0	1.0	2704	$1,550	$0.57	1d	1	0.33mi

Listing history 15 events

1. 2026-06-18
   days on market $164,900 Active 19 DOM
2. 2026-06-17
   days on market $164,900 Active 18 DOM
3. 2026-06-16
   days on market $164,900 Active 17 DOM
4. 2026-06-15
   days on market $164,900 Active 16 DOM
5. 2026-06-13
   days on market $164,900 Active 14 DOM
6. 2026-06-13
   days on market $164,900 Active 13 DOM
7. 2026-06-10
   days on market $164,900 Active 11 DOM
8. 2026-06-09
   days on market $164,900 Active 10 DOM
9. 2026-06-08
   days on market $164,900 Active 9 DOM
10. 2026-06-07
    days on market $164,900 Active 8 DOM
11. 2026-06-03
    days on market $164,900 Active 4 DOM
12. 2026-06-02
    days on market $164,900 Active 3 DOM
13. 2026-06-01
    days on market $164,900 Active 2 DOM
14. 2026-05-31
    remarks 486-char remark
15. 2026-05-31
    listed $164,900 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: $439 · $37/mo
• Projected year-2 tax: $1,613 · $134/mo
• Expected delta: +$1,174/yr (+$98/mo · 267.3%)

ⓘ 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 ≥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: $19,619
• − Mortgage interest: −$9,237
• − Property taxes: −$439
• − Insurance: −$824
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$4,797
• Taxable income: $1,182
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $3,575/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): 21,631
• Household income: $50,450
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 841.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 25% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Arabic 2%

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: ▲ 8.06%
• Current HPI: 457.3935
• Rent YoY: —
• 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

+1219.2% since first listed

11 events — show timeline

• 2026-05-30 Listed $164,900 WNYREIS
• 2023-05-26 Sold (Public Records) $100,000 Public Records
• 2023-05-18 Sold (MLS) $100,000 WNYREIS
• 2023-03-16 Pending — WNYREIS
• 2023-03-06 Price Changed $139,000 WNYREIS
• 2023-03-06 Listed $139,900 WNYREIS
• 2022-10-25 Listing Removed — WNYREIS
• 2022-06-30 Listed $139,900 WNYREIS
• 2006-06-22 Sold (Public Records) $29,500 Public Records
• 2001-07-25 Sold (Public Records) $39,100 Public Records
• 2001-05-18 Sold (Public Records) $12,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $439 · +24.4% YoY. Source: county tax records.