31 Antwerp St · Buffalo, NY 14211

$179,900

5 bd · 1.0 ba · 1,544 sqft · SingleFamily public records · 5 Days on market

Built 1908 3,150 sqft lot Est $165k · 9% over

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Why this score? — see what drove the C- 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 +20.2/30.0
• DSCR +6.4/10.0
• Appreciation +6.0/10.0
• 1% rule +5.4/10.0
• Livability +3.9/5.0
• ARV discount +3.5/15.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

31 Antwerp, large 5 bedroom single, new roof, updated electrical, and newer furnace, fresh exterior and interior paint, close to everything and the perfect home for the investor looking for a turn key property.

Key facts

• Functional kitchen
• Formal dining room
• Private driveway

Tags

• FULL BASEMENT
• PRIVATE DRIVEWAY
• FUNCTIONAL KITCHEN
• FORMAL DINING ROOM
• LIVING ROOM
• OFFICE ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,863/mo this rent would consume 62% of the median local household income ($36k/yr) (locally 1804% 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 $5k of equity ($1k loan paydown + $4k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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 $34k; list at $180k implies a 437% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1908 — 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: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $165,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Antwerp St	0.00mi	5/2.0	1,739 (+13%)	1mo	$185,000	$106	74
221 Wood Ave	0.38mi	4/1.0 (-1)	1,572 (+2%)	3mo	$60,000	$38	72
239 Keystone St	0.22mi	4/2.0 (-1)	1,632 (+6%)	10mo	$250,000	$153	63
203 Sprenger Ave	0.55mi	5/1.5	1,454 (-6%)	3mo	$176,000	$121	60
236 Bissell Ave	0.57mi	4/2.0 (-1)	1,582 (+2%)	1mo	$169,600	$107	60
158 Wende St	0.41mi	4/1.0 (-1)	1,340 (-13%)	0mo	$70,000	$52	54
43 Freund St	0.74mi	4/1.0 (-1)	1,578 (+2%)	10mo	$149,000	$94	49
114 Wex Ave	0.46mi	4/1.0 (-1)	1,336 (-14%)	5mo	$95,000	$71	47
34 Rogers Ave	0.61mi	4/2.0 (-1)	1,603 (+4%)	12mo	$168,000	$105	46
43 Wyoming Ave	0.65mi	5/1.5	1,702 (+10%)	8mo	$188,000	$110	44
157 Sprenger Ave	0.50mi	4/1.5 (-1)	1,380 (-11%)	12mo	$200,000	$145	42
222 Roslyn St	0.67mi	5/2.0	1,750 (+13%)	11mo	$225,000	$129	33

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: 10.0%
• Equity multiple: 1.54×
• Total profit: $27,376
• Equity at exit: $71,436

10-year hold

• IRR: 13.0%
• Equity multiple: 2.76×
• Total profit: $88,611
• Equity at exit: $103,238

Cash invested: $50,372 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 172
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $229

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 83%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	1d	1	0.70mi

Listing history 9 events

1. 2026-04-01
   status Pending
2. 2026-03-27
   listed $179,900 Active
3. 2025-07-28
   listed $179,900 Active
4. 2017-04-17
   soldstatus $33,500 Closed Sale or Rented 210-char remark

   Show marketing remark (210 chars)

   31 Antwerp, large 5 bedroom single, new roof, updated electrical, and newer furnace, fresh exterior and interior paint, close to everything and the perfect home for the investor looking for a turn key property.

5. 2017-02-24
   status Pending Sale 210-char remark

   Show marketing remark (210 chars)

   31 Antwerp, large 5 bedroom single, new roof, updated electrical, and newer furnace, fresh exterior and interior paint, close to everything and the perfect home for the investor looking for a turn key property.

6. 2017-02-10
   listed $35,000 Active 210-char remark

   Show marketing remark (210 chars)

   31 Antwerp, large 5 bedroom single, new roof, updated electrical, and newer furnace, fresh exterior and interior paint, close to everything and the perfect home for the investor looking for a turn key property.

7. 2016-08-05
   historical
8. 2016-03-24
   listed $38,000 Active
9. 1996-12-06
   soldstatus $21,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $22,358
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$5,233
• Taxable loss: −$128
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $2,775/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

+756.7% since first listed

9 events — show timeline

• 2026-04-01 Pending — WNYREIS
• 2026-03-27 Listed $179,900 WNYREIS
• 2025-07-28 Listed $179,900 WNYREIS
• 2017-04-17 Sold (MLS) $33,500 WNYREIS
• 2017-02-24 Pending — WNYREIS
• 2017-02-10 Listed $35,000 WNYREIS
• 2016-08-05 Listing Removed — WNYREIS
• 2016-03-24 Listed $38,000 WNYREIS
• 1996-12-06 Sold (Public Records) $21,000 Public Records

Property tax history

+2.9%/yr

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