11 Pembina St · Buffalo, NY 14220

$175,000

3 bd · 2.0 ba · 1,436 sqft · MultiFamily public records · 100 Days on market

Built 1910 8,700 sqft lot $122/sqft · 51% below area

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Why this score? — see what drove the D- 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 +9.6/30.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Investor Opportunity in Buffalo! Welcome to 11 Pembina Street, a solid two-unit property offering strong rental income and great long-term potential. The property features a spacious 3-bedroom lower apartment and a 2-bedroom upper unit, currently bringing in $1,900 per month in total rents with tenants paying their own electric and gas. The home sits on an extra-large lot and includes a large storage shed, providing additional convenience for tenants and owners alike. Several key updates have already been completed, including a new furnace, two new hot water tanks, and structural improvements by Frank’s Basements, who installed a sump pump and reinforced the rear foundation wall with I-beams. Located just minutes from Tesla and other major employers, this property is well-positioned for continued rental demand. Great tenants already in place make this an ideal turn-key investment for both new and seasoned investors.

Key facts

• New furnace
• Two unit property
• Sump pump

Tags

• TWO UNIT PROPERTY
• EXTRA LARGE LOT
• LARGE STORAGE SHED
• NEW FURNACE
• TWO NEW HOT WATER TANKS
• SUMP PUMP

🏷️ Possibly a rental listed for sale. The $175,000 price doesn't fit this home's estimated sale value (~$355,018) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (21.1% below list).
• Recommended offer: $138k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 8.0% in Buffalo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+7.6%/yr); 136 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $40k; list at $175k implies a 341% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,026 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $355,018
• List price: $175,000
• Delta: -50.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Sirret St	0.25mi	4/2.0 (+1)	1,371 (-4%)	9mo	$65,000	$47	68
119 Trowbridge St	0.46mi	3/2.0	1,505 (+5%)	12mo	$133,400	$89	61

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 · 7.62% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.33×
• Total profit: $-32,703
• Equity at exit: $26,093

10-year hold

• IRR: -3.1%
• Equity multiple: 0.75×
• Total profit: $-12,249
• Equity at exit: $15,131

Cash invested: $49,000 (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 14220

• Home prices YoY: -26.7%
• Rents YoY: 7.6%
• Active inventory: 136
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-175

Break-even live

Break-even rent $1,601

Max offer price $149,746

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Hopkins St Buffalo, NY	3.0	1.0	1100	$1,225	$1.11	14d	1	0.09mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	10d	1	0.43mi
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	14d	1	0.64mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	2d	1	0.90mi
47 Lester St Unit Main Floor Buffalo, NY	3.0	1.0	900	$1,000	$1.11	44d	1	0.99mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	1d	1	1.01mi
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	14d	1	1.02mi
901 S Park Ave Unit Lower Buffalo, NY	4.0	1.0	1729	$1,600	$0.93	23d	1	1.02mi
86 Edgewood Ave Buffalo, NY	2.0	2.0	1700	$1,700	$1.00	1d	1	1.05mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	23d	1	1.05mi
74 Woodside Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$1,510	$1.21	1d	1	1.16mi
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	1.17mi
2111 Seneca St #3 Buffalo, NY	2.0	1.0	937	$1,150	$1.23	44d	1	1.26mi

Listing history 24 events

1. 2026-06-18
   days on market $175,000 Active 100 DOM
2. 2026-06-17
   days on market $175,000 Active 99 DOM
3. 2026-06-16
   days on market $175,000 Active 98 DOM
4. 2026-06-15
   days on market $175,000 Active 97 DOM
5. 2026-06-13
   days on market $175,000 Active 95 DOM
6. 2026-06-13
   days on market $175,000 Active 94 DOM
7. 2026-06-10
   days on market $175,000 Active 92 DOM
8. 2026-06-09
   days on market $175,000 Active 91 DOM
9. 2026-06-08
   days on market $175,000 Active 90 DOM
10. 2026-06-07
    days on market $175,000 Active 89 DOM
11. 2026-06-03
    days on market $175,000 Active 85 DOM
12. 2026-06-02
    days on market $175,000 Active 84 DOM
13. 2026-06-01
    days on market $175,000 Active 83 DOM
14. 2026-05-31
    days on market $175,000 Active 82 DOM
15. 2026-03-09
    listed $175,000 Active 936-char remark

    Show marketing remark (936 chars)

    Investor Opportunity in Buffalo! Welcome to 11 Pembina Street, a solid two-unit property offering strong rental income and great long-term potential. The property features a spacious 3-bedroom lower apartment and a 2-bedroom upper unit, currently bringing in $1,900 per month in total rents with tenants paying their own electric and gas. The home sits on an extra-large lot and includes a large storage shed, providing additional convenience for tenants and owners alike. Several key updates have already been completed, including a new furnace, two new hot water tanks, and structural improvements by Frank’s Basements, who installed a sump pump and reinforced the rear foundation wall with I-beams. Located just minutes from Tesla and other major employers, this property is well-positioned for continued rental demand. Great tenants already in place make this an ideal turn-key investment for both new and seasoned investors.

16. 2021-12-07
    historical
17. 2021-08-17
    status Active
18. 2021-07-23
    status Under Contract- Do Not Show
19. 2021-06-07
    listed $145,000 Active
20. 2018-02-20
    soldstatus $39,700
21. 2018-02-01
    soldstatus $39,700 Closed Sale or Rented
22. 2017-10-25
    status Pending Sale
23. 2017-10-23
    status Under Contract- Do Not Show
24. 2017-10-16
    listed $39,700 Active

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $16,563
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$5,091
• Taxable loss: −$5,147
• Est. tax savings @ 24.0%: +$1,235
• After-tax cash flow: $-859/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): 24,428
• Household income: $70,963
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 602.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 10% Cuban 1%
• Common ancestry: Romanian 16% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 4% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 4% Chinese 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: ▼ -146.29%
• Current HPI: 402.5053
• Rent YoY: ▲ 7.62%
• 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

+340.8% since first listed

10 events — show timeline

• 2026-03-09 Listed $175,000 WNYREIS
• 2021-12-07 Listing Removed — WNYREIS
• 2021-08-17 Relisted — WNYREIS
• 2021-07-23 Pending — WNYREIS
• 2021-06-07 Listed $145,000 WNYREIS
• 2018-02-20 Sold (Public Records) $39,700 Public Records
• 2018-02-01 Sold (MLS) $39,700 WNYREIS
• 2017-10-25 Pending — WNYREIS
• 2017-10-23 Pending — WNYREIS
• 2017-10-16 Listed $39,700 WNYREIS

Property tax history

+3.2%/yr

Latest (2025): $275 · +0.0% YoY. Source: county tax records.