31 Ideal St · Buffalo, NY 14206

$99,900

4 bd · 1.5 ba · 1,470 sqft · SingleFamily public records · 10 Days on market

Built 1920 4,020 sqft lot $68/sqft · 36% below area Est $156k · 36% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• 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

This 4BR/2BA multi-family home with a laundry room in each unit is an ideal investment opportunity! Located near major development areas including the Niagara Street corridor, D'Youville University and minutes from Downtown Buffalo this property offers strong upside for investors seeking value-add potential on Buffalo’s West Side.

Key facts

• Value-add potential
• Multi-family home
• 4,020 sq ft lot

Tags

• MULTI-FAMILY HOME
• LAUNDRY ROOM IN EACH UNIT
• INVESTMENT OPPORTUNITY
• NEAR MAJOR DEVELOPMENT AREAS
• STRONG UPSIDE FOR INVESTORS
• VALUE-ADD POTENTIAL

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 13.8% vs local median 8.0% 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.
• Market conditions: 169 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 37% 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 $9k of equity ($691 loan paydown + $8k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k 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.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1920 — 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: 1.54% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.85%
• DSCR: 2.19
• GRM: 5.4

CMA / ARV

• ARV (median comp): $156,492
• List price: $99,900
• Delta: -29.71%
• 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
146 Longnecker St	0.23mi	4/1.0	1,460 (-1%)	9mo	$160,400	$110	79
57 N Ogden St	0.27mi	3/2.0 (-1)	1,350 (-8%)	1mo	$120,000	$89	66
107 Stanley St	0.46mi	4/1.0	1,401 (-5%)	7mo	$190,000	$136	63
138 Wagner Ave	0.59mi	4/2.0	1,487 (+1%)	7mo	$220,000	$148	62
43 Ludington St	0.28mi	3/2.0 (-1)	1,364 (-7%)	8mo	$90,000	$66	62
129 Schiller St	0.38mi	4/1.0	1,328 (-10%)	7mo	$179,900	$135	58
231 N Pleasant Pkwy	0.71mi	4/1.0	1,512 (+3%)	8mo	$155,000	$103	54
226 Davey St	0.40mi	4/2.0	1,314 (-11%)	10mo	$213,000	$162	54
580 S Ogden St Unit W	0.65mi	4/1.0	1,362 (-7%)	3mo	$145,800	$107	53
136 Benzinger St	0.20mi	3/1.0 (-1)	1,266 (-14%)	10mo	$140,000	$111	52
307 Benzinger St	0.53mi	3/3.0 (-1)	1,363 (-7%)	2mo	$247,000	$181	51
16 Regent St	0.51mi	3/1.0 (-1)	1,604 (+9%)	8mo	$115,000	$72	47

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: 41.4%
• Equity multiple: 3.91×
• Total profit: $81,345
• Equity at exit: $76,294

10-year hold

• IRR: 37.0%
• Equity multiple: 8.38×
• Total profit: $206,337
• Equity at exit: $151,823

Cash invested: $27,972 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$24 /mo · $291/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $626

Break-even live

Break-even rent $747

Max offer price $99,900

Occupancy floor 54%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	23d	1	0.38mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	0.79mi
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	10d	1	1.26mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	1d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $99,900 Active 10 DOM
2. 2026-06-17
   days on market $99,900 Active 9 DOM
3. 2026-06-16
   days on market $99,900 Active 8 DOM
4. 2026-06-15
   days on market $99,900 Active 7 DOM
5. 2026-06-13
   days on market $99,900 Active 5 DOM
6. 2026-06-13
   days on market $99,900 Active 4 DOM
7. 2026-06-10
   days on market $99,900 Active 2 DOM
8. 2026-06-08
   remarks 378-char remark
9. 2026-06-08
   pricedays on marketlisting id $99,900 Active 1 DOM
10. 2026-06-03
    days on market $109,999 Active 183 DOM
11. 2026-06-02
    days on market $109,999 Active 182 DOM
12. 2026-06-01
    days on market $109,999 Active 181 DOM
13. 2026-05-31
    days on market $109,999 Active 180 DOM
14. 2026-04-22
    price $109,999 339-char remark

    Show marketing remark (339 chars)

    This 4BR/2BA multi-family home with a laundry room in each unit is an ideal investment opportunity! Located near major development areas including the Niagara Street corridor, D'Youville University and minutes from Downtown Buffalo this property offers strong upside for investors seeking value-add potential on Buffalo’s West Side.

15. 2026-02-04
    price $119,999 339-char remark

    Show marketing remark (339 chars)

    This 4BR/2BA multi-family home with a laundry room in each unit is an ideal investment opportunity! Located near major development areas including the Niagara Street corridor, D'Youville University and minutes from Downtown Buffalo this property offers strong upside for investors seeking value-add potential on Buffalo’s West Side.

16. 2025-12-02
    listed $120,000 Active 339-char remark

    Show marketing remark (339 chars)

    This 4BR/2BA multi-family home with a laundry room in each unit is an ideal investment opportunity! Located near major development areas including the Niagara Street corridor, D'Youville University and minutes from Downtown Buffalo this property offers strong upside for investors seeking value-add potential on Buffalo’s West Side.

17. 2016-11-23
    soldstatus $40,000 Closed Sale or Rented 254-char remark

    Show marketing remark (254 chars)

    Church-owned two-family property with long-term tenants being sold as is. Each spacious apartment has its own private laundry room and private entrance. Nice sized backyard. One furnace & one electric service: Tenants divide bills and pay 1/2 each.

18. 2016-09-13
    status Pending Sale 254-char remark

    Show marketing remark (254 chars)

    Church-owned two-family property with long-term tenants being sold as is. Each spacious apartment has its own private laundry room and private entrance. Nice sized backyard. One furnace & one electric service: Tenants divide bills and pay 1/2 each.

19. 2016-08-19
    listed $46,000 Active 254-char remark

    Show marketing remark (254 chars)

    Church-owned two-family property with long-term tenants being sold as is. Each spacious apartment has its own private laundry room and private entrance. Nice sized backyard. One furnace & one electric service: Tenants divide bills and pay 1/2 each.

ⓘ 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: $291 · $24/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$698/yr (+$58/mo · 239.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $18,465
• − Mortgage interest: −$5,596
• − Property taxes: −$291
• − Insurance: −$500
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$2,906
• Taxable income: $6,217
• Est. tax owed @ 24.0%: −$1,492
• After-tax cash flow: $6,017/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

+139.1% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $109,999 WNYREIS
• 2026-02-04 Price Changed $119,999 WNYREIS
• 2025-12-02 Listed $120,000 WNYREIS
• 2016-11-23 Sold (MLS) $40,000 WNYREIS
• 2016-09-13 Pending — WNYREIS
• 2016-08-19 Listed $46,000 WNYREIS

Property tax history

+1.2%/yr

Latest (2025): $291 · +0.0% YoY. Source: county tax records.