80 Zelmer St · Buffalo, NY 14211

$169,950

4 bd · 1.5 ba · 1,271 sqft · SingleFamily public records · 28 Days on market

Built 1923 3,450 sqft lot Est $141k · 20% over

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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 +12.4/30.0
• Appreciation +6.0/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to 80 Zelmer, this well-maintained Cape Cod home offering 3 bedrooms and 1.5 Baths in Buffalo, NY. Featuring original hardwood floors and an updated kitchen. A perfect blend of classic character and modern updates, this home is ready to impress. Pictures coming soon.

Key facts

• Updated kitchen
• 3,450 sq ft lot
• Built 1923

Tags

• ORIGINAL HARDWOOD FLOORS
• UPDATED KITCHEN

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Community/connected sewer
• Home design: Two-story existing house
• Construction: Vinyl siding; Poured foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 30 x 115

Interior

• Kitchen: Microwave
• Bedrooms: One main-level bedroom
• Flooring: Hardwood flooring; Laminate flooring; Varied flooring types
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate formal dining room; Eat-in kitchen; Separate formal living room; Solid surface counters
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-83 ($-999/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (14.6% below list).
• Recommended offer: $145k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 173 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,452/mo this rent would consume 48% 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 + $3k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $170k implies a 386% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,166 (14.6% 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. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $141,081
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Eller Ave	0.38mi	4/2.0	1,274 (+0%)	4mo	$167,500	$131	77
158 Wende St	0.50mi	4/1.0	1,340 (+5%)	1mo	$70,000	$52	65
32 Wildy Ave	0.62mi	3/2.0 (-1)	1,267 (-0%)	1mo	$210,000	$166	63
74 Domedion Ave	0.38mi	3/1.0 (-1)	1,196 (-6%)	4mo	$120,000	$100	62
145 Kilhoffer St	0.52mi	5/2.0 (+1)	1,221 (-4%)	2mo	$135,000	$111	60
76 Humason Ave	0.47mi	3/1.0 (-1)	1,212 (-5%)	4mo	$125,000	$103	60
26 Moeller St	0.28mi	3/1.5 (-1)	1,454 (+14%)	4mo	$220,000	$151	55
203 Sprenger Ave	0.31mi	5/1.5 (+1)	1,454 (+14%)	3mo	$176,000	$121	54
87 Hagen St	0.37mi	3/1.0 (-1)	1,121 (-12%)	4mo	$120,000	$107	53
105 Hoerner Ave	0.64mi	3/1.0 (-1)	1,367 (+8%)	2mo	$90,000	$66	49
1003 Walden Ave	0.57mi	3/1.0 (-1)	1,130 (-11%)	0mo	$70,000	$62	48
59 Fisher St	0.60mi	3/1.0 (-1)	1,100 (-14%)	1mo	$195,000	$177	42

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: 2.6%
• Equity multiple: 1.14×
• Total profit: $6,833
• Equity at exit: $67,485

10-year hold

• IRR: 6.5%
• Equity multiple: 1.90×
• Total profit: $42,720
• Equity at exit: $97,528

Cash invested: $47,586 (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: 173
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,549/yr
• Insurance: −$71
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-83

Break-even live

Break-even rent $1,557

Max offer price $157,908

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-24	+0% $-83	+5% $-142	+10% $-201
Rent	-10% $-198	-5% $-141	+0% $-83	+5% $-26	+10% $31
Rate	-1.0pp $2	-0.5pp $-40	base $-83	+0.5pp $-127	+1.0pp $-172

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: $42,488
• Closing costs: $5,098
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	4d	1	0.24mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	24d	1	0.24mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	44d	1	0.34mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	2d	1	0.37mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	2d	1	0.53mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	44d	1	0.55mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	20d	1	0.77mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	18d	1	0.85mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	12d	1	0.96mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	1.02mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	1.09mi

Listing history 17 events

1. 2026-06-18
   status $169,950 Pending 28 DOM
2. 2026-06-18
   days on market $169,950 Active 28 DOM
3. 2026-06-17
   days on market $169,950 Active 27 DOM
4. 2026-06-16
   days on market $169,950 Active 26 DOM
5. 2026-06-15
   days on market $169,950 Active 25 DOM
6. 2026-06-13
   days on market $169,950 Active 23 DOM
7. 2026-06-13
   days on market $169,950 Active 22 DOM
8. 2026-06-10
   days on market $169,950 Active 20 DOM
9. 2026-06-09
   days on market $169,950 Active 19 DOM
10. 2026-06-08
    days on market $169,950 Active 18 DOM
11. 2026-06-07
    days on market $169,950 Active 17 DOM
12. 2026-06-03
    days on market $169,950 Active 13 DOM
13. 2026-06-02
    days on market $169,950 Active 12 DOM
14. 2026-06-01
    days on market $169,950 Active 11 DOM
15. 2026-05-31
    days on market $169,950 Active 10 DOM
16. 2026-05-21
    listed $169,900 Active
17. 1997-12-05
    soldstatus $35,000

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 76% 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: $17,420
• − Mortgage interest: −$9,520
• − Property taxes: −$2,549
• − Insurance: −$1,516
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$4,944
• Taxable loss: −$3,897
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $-63/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

+385.4% since first listed

2 events — show timeline

• 2026-05-21 Listed $169,900 WNYREIS
• 1997-12-05 Sold (Public Records) $35,000 Public Records

Property tax history

-5.6%/yr

Latest (2025): $101 · +0.0% YoY. Source: county tax records.