60 Humason Ave · Buffalo, NY 14211

$119,900

3 bd · 1.0 ba · 966 sqft · SingleFamily public records · 132 Days on market

Built 1918 3,000 sqft lot $124/sqft · 26% below area Est $161k · 26% 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• Appreciation +6.0/10.0
• 1% rule +5.7/10.0
• 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

Welcome to 60 Humason Ave, a versatile single-family home offering a blend of comfort and investment appeal. This property features three spacious bedrooms and a full bath, making it ideal for families or as a rental opportunity. Key features include solid mechanics for peace of mind, a convenient 1-car garage for parking and storage, and a current rental income of $1,320 per month. Located near public transportation and shopping, this home provides easy access to essential amenities. Whether you're a homeowner looking for a cozy residence or an investor seeking a property with immediate income potential, 60 Humason Ave is a must-see. Don't miss out on this opportunity.

Key facts

• Easy access
• 1-car garage
• Shopping

Tags

• 1-CAR GARAGE
• CURRENT RENTAL INCOME
• PUBLIC TRANSPORTATION
• SHOPPING
• EASY ACCESS

🏷️ Possibly a rental listed for sale. The $119,900 price doesn't fit this home's estimated sale value (~$161,274) 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/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% 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: 172 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 42% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($829 loan paydown + $2k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $161,274
• List price: $119,900
• Delta: -25.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Hagen St	0.46mi	3/1.0	961 (-0%)	8mo	$90,000	$94	71
129 Theodore St	0.44mi	3/1.5	975 (+1%)	14mo	$180,000	$185	64
59 Fisher St	0.28mi	3/1.0	1,100 (+14%)	1mo	$195,000	$177	63
47 Hedwig Ave	0.66mi	3/1.5	940 (-3%)	1mo	$133,250	$142	62
82 Avery Pl	0.14mi	3/1.5	1,105 (+14%)	11mo	$155,000	$140	58
40 Hedwig Ave	0.66mi	3/1.0	1,029 (+6%)	2mo	$162,000	$157	57
219 Hagen St	0.55mi	3/1.0	893 (-8%)	8mo	$90,000	$101	55
149 David Ave	0.62mi	2/1.0 (-1)	940 (-3%)	8mo	$220,000	$234	55
54 Andrews Ave	0.43mi	3/2.5	1,062 (+10%)	4mo	$70,000	$66	54
98 David Ave	0.54mi	3/1.0	1,034 (+7%)	12mo	$175,000	$169	54
281 Roslyn Ave Ave	0.68mi	3/1.0	1,039 (+8%)	8mo	$170,000	$164	49
162 Fisher St	0.47mi	3/1.0	1,101 (+14%)	17mo	$75,000	$68	40

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

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.60×
• Total profit: $20,028
• Equity at exit: $47,611

10-year hold

• IRR: 13.9%
• Equity multiple: 2.87×
• Total profit: $62,906
• Equity at exit: $68,806

Cash invested: $33,572 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 172
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $180

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 81%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	17d	1	0.32mi
56 Hagen St #2 Buffalo, NY	2.0	1.0	850	$950	$1.12	43d	1	0.43mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	43d	1	0.55mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	43d	1	0.55mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	43d	1	0.62mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	23d	1	0.65mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	0.65mi
1202 Walden Ave Unit 2 Buffalo, NY	3.0	1.0	800	$1,350	$1.69	43d	1	0.67mi
11 Kaufman Dr Buffalo, NY	2.0	1.0	900	$1,500	$1.67	43d	1	0.70mi
160 Courtland Ave Buffalo, NY	2.0	1.0	810	$1,025	$1.27	14d	1	0.74mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	3d	1	0.78mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	43d	1	1.04mi

Listing history 19 events

1. 2026-06-18
   days on market $119,900 Active 132 DOM
2. 2026-06-17
   days on market $119,900 Active 131 DOM
3. 2026-06-16
   days on market $119,900 Active 130 DOM
4. 2026-06-15
   days on market $119,900 Active 129 DOM
5. 2026-06-13
   days on market $119,900 Active 127 DOM
6. 2026-06-13
   days on market $119,900 Active 126 DOM
7. 2026-06-10
   days on market $119,900 Active 124 DOM
8. 2026-06-09
   days on market $119,900 Active 123 DOM
9. 2026-06-08
   days on market $119,900 Active 122 DOM
10. 2026-06-07
    pricedays on market $119,900 Active 121 DOM
11. 2026-06-03
    days on market $133,400 Active 117 DOM
12. 2026-06-02
    days on market $133,400 Active 116 DOM
13. 2026-06-01
    days on market $133,400 Active 115 DOM
14. 2026-05-31
    days on market $133,400 Active 114 DOM
15. 2026-04-16
    price $133,400 678-char remark

    Show marketing remark (678 chars)

    Welcome to 60 Humason Ave, a versatile single-family home offering a blend of comfort and investment appeal. This property features three spacious bedrooms and a full bath, making it ideal for families or as a rental opportunity. Key features include solid mechanics for peace of mind, a convenient 1-car garage for parking and storage, and a current rental income of $1,320 per month. Located near public transportation and shopping, this home provides easy access to essential amenities. Whether you're a homeowner looking for a cozy residence or an investor seeking a property with immediate income potential, 60 Humason Ave is a must-see. Don't miss out on this opportunity.

16. 2026-02-21
    price $133,900 678-char remark

    Show marketing remark (678 chars)

    Welcome to 60 Humason Ave, a versatile single-family home offering a blend of comfort and investment appeal. This property features three spacious bedrooms and a full bath, making it ideal for families or as a rental opportunity. Key features include solid mechanics for peace of mind, a convenient 1-car garage for parking and storage, and a current rental income of $1,320 per month. Located near public transportation and shopping, this home provides easy access to essential amenities. Whether you're a homeowner looking for a cozy residence or an investor seeking a property with immediate income potential, 60 Humason Ave is a must-see. Don't miss out on this opportunity.

17. 2026-02-21
    price $134,400 678-char remark

    Show marketing remark (678 chars)

    Welcome to 60 Humason Ave, a versatile single-family home offering a blend of comfort and investment appeal. This property features three spacious bedrooms and a full bath, making it ideal for families or as a rental opportunity. Key features include solid mechanics for peace of mind, a convenient 1-car garage for parking and storage, and a current rental income of $1,320 per month. Located near public transportation and shopping, this home provides easy access to essential amenities. Whether you're a homeowner looking for a cozy residence or an investor seeking a property with immediate income potential, 60 Humason Ave is a must-see. Don't miss out on this opportunity.

18. 2026-02-06
    listed $134,900 Active 678-char remark

    Show marketing remark (678 chars)

    Welcome to 60 Humason Ave, a versatile single-family home offering a blend of comfort and investment appeal. This property features three spacious bedrooms and a full bath, making it ideal for families or as a rental opportunity. Key features include solid mechanics for peace of mind, a convenient 1-car garage for parking and storage, and a current rental income of $1,320 per month. Located near public transportation and shopping, this home provides easy access to essential amenities. Whether you're a homeowner looking for a cozy residence or an investor seeking a property with immediate income potential, 60 Humason Ave is a must-see. Don't miss out on this opportunity.

19. 2021-03-01
    soldstatus $830,000

ⓘ 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) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $15,326
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,488
• Taxable income: $272
• Est. tax owed @ 24.0%: −$65
• After-tax cash flow: $2,099/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): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

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 0.60)
• Race & ethnicity: Black 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% Other Asian/Pacific 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: ▲ 2.05%
• Current HPI: 357.6438
• 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

-83.9% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $133,400 WNYREIS
• 2026-02-21 Price Changed $133,900 WNYREIS
• 2026-02-21 Price Changed $134,400 WNYREIS
• 2026-02-06 Listed $134,900 WNYREIS
• 2021-03-01 Sold (Public Records) $830,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $202 · +0.0% YoY. Source: county tax records.