42 Mineral Spring Rd · Buffalo, NY 14210

$279,900

6 bd · 2.0 ba · 2,278 sqft · MultiFamily public records · 10 Days on market

Built 1900 3,201 sqft lot Est $219k · 28% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

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

Fantastic rental available for immediate occupancy! Large 3 bedroom with many updates and nice finishes throughout. Enjoy the updated kitchen and full size dining room along with the generous bedroom sizes in this great lower unit!

Key facts

• New front entry door
• New carpeting
• Fresh neutral paint

Tags

• MODERN UPDATES THROUGHOUT
• NEW FRONT ENTRY DOOR
• NEW CARPETING
• LUXURY VINYL FLOORING
• TILE FLOORING
• FRESH NEUTRAL PAINT

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $280k).
• Cap rate 16.4% vs local median 8.1% 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.
• 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: Rents rising fast (+12.7%/yr); 94 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $5,427/mo this rent would consume 120% of the median local household income ($54k/yr) (locally 959% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $78k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $79k; list at $280k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,900

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 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: 1.94% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.03%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $218,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Mineral Spring Rd	0.00mi	6/2.0	2,278 (0%)	0mo	$300,000	$132	100
219 Stevenson St	0.13mi	6/2.0	2,332 (+2%)	6mo	$190,000	$81	85
110 Armin Pl	0.20mi	5/2.0 (-1)	2,366 (+4%)	1mo	$235,000	$99	78
26 Kamper Ave	0.27mi	6/2.0	2,394 (+5%)	3mo	$179,000	$75	76
75 Juniata Pl	0.33mi	6/2.0	2,544 (+12%)	2mo	$245,000	$96	63
218 Stevenson St	0.15mi	5/2.0 (-1)	2,552 (+12%)	7mo	$145,000	$57	62
96 Stevenson St	0.37mi	6/2.0	2,496 (+10%)	6mo	$272,096	$109	62
18 Sage Ave	0.29mi	6/2.0	2,578 (+13%)	4mo	$164,500	$64	61
35 Kimmel Ave	0.71mi	6/2.0	2,218 (-3%)	2mo	$225,000	$101	61
389 Cumberland Ave	0.58mi	5/2.0 (-1)	2,328 (+2%)	5mo	$280,000	$120	60
71 Buffum St	0.53mi	5/2.0 (-1)	2,136 (-6%)	6mo	$160,000	$75	55
39 Kimmel Ave	0.70mi	6/2.0	2,016 (-12%)	4mo	$152,000	$75	45

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 55.3%
• Equity multiple: 5.22×
• Total profit: $331,067
• Equity at exit: $252,156

10-year hold

• IRR: 51.0%
• Equity multiple: 12.84×
• Total profit: $928,301
• Equity at exit: $543,784

Cash invested: $78,372 (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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $5,427 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,140
• Net cashflow: $2,353

Break-even live

Break-even rent $2,449

Max offer price $279,900

Occupancy floor 52%

Sensitivity live

Price	-10% $2,546	-5% $2,450	+0% $2,353	+5% $2,256	+10% $2,160
Rent	-10% $1,924	-5% $2,139	+0% $2,353	+5% $2,567	+10% $2,782
Rate	-1.0pp $2,494	-0.5pp $2,424	base $2,353	+0.5pp $2,280	+1.0pp $2,207

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$5,428
Total (4 units)			$5,427

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-07
   status Pending
2. 2026-03-29
   listed $279,900 Active
3. 2018-09-20
   soldstatus $79,000
4. 2018-09-14
   soldstatus $80,000 Closed Sale or Rented
5. 2018-07-12
   status Under Contract- Do Not Show
6. 2018-07-09
   listed $79,999 Active
7. 2010-02-01
   soldstatus $550 231-char remark

   Show marketing remark (231 chars)

   Fantastic rental available for immediate occupancy! Large 3 bedroom with many updates and nice finishes throughout. Enjoy the updated kitchen and full size dining room along with the generous bedroom sizes in this great lower unit!

8. 2010-01-15
   historical 231-char remark

   Show marketing remark (231 chars)

   Fantastic rental available for immediate occupancy! Large 3 bedroom with many updates and nice finishes throughout. Enjoy the updated kitchen and full size dining room along with the generous bedroom sizes in this great lower unit!

9. 2009-12-17
   listed $550 231-char remark

   Show marketing remark (231 chars)

   Fantastic rental available for immediate occupancy! Large 3 bedroom with many updates and nice finishes throughout. Enjoy the updated kitchen and full size dining room along with the generous bedroom sizes in this great lower unit!

10. 2007-12-05
    soldstatus $45,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% 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: $65,124
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$5,210
• − Management: −$5,210
• − Depreciation: −$8,143
• Taxable income: $25,285
• Est. tax owed @ 24.0%: −$6,068
• After-tax cash flow: $22,168/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): 15,563
• Household income: $54,197
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 959.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 21% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 1% 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: ▲ 52.34%
• Current HPI: 431.7951
• Rent YoY: ▲ 12.67%
• 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

+522.0% since first listed

10 events — show timeline

• 2026-04-07 Pending — WNYREIS
• 2026-03-29 Listed $279,900 WNYREIS
• 2018-09-20 Sold (Public Records) $79,000 Public Records
• 2018-09-14 Sold (MLS) $80,000 WNYREIS
• 2018-07-12 Pending — WNYREIS
• 2018-07-09 Listed $79,999 WNYREIS
• 2010-02-01 Sold (MLS) $550 WNYREIS
• 2010-01-15 Listing Removed — WNYREIS
• 2009-12-17 Listed $550 WNYREIS
• 2007-12-05 Sold (Public Records) $45,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $465 · +0.0% YoY. Source: county tax records.