103 Peabody St · Buffalo, NY 14210

$159,900

3 bd · 1.0 ba · 1,463 sqft · SingleFamily public records · 15 Days on market

Built 1880 5,612 sqft lot $109/sqft · at area comps Est $156k · at est.

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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 +22.3/30.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• ARV discount +6.2/15.0
• Rent growth +5.0/5.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks

Well-maintained home offering 1,463 square feet of living space! This property features plenty of off-street paved parking that has been regularly maintained and sealed every two years. The remodeled kitchen and bathroom were both updated within the last five years, giving the home a fresh and modern feel. The kitchen also includes an Insta-Hot system, perfect for convenient on-demand hot water. Major mechanics have been updated, providing peace of mind for the next owner. A great opportunity to own a move-in ready home with thoughtful updates throughout! Offers should be received by 10am on May 24th to be reviewed.

Key facts

• Remodeled bathroom
• Insta-hot system
• Remodeled kitchen

Tags

• OFF-STREET PAVED PARKING
• REMODELED KITCHEN
• REMODELED BATHROOM
• INSTA-HOT SYSTEM
• MAJOR MECHANICS UPDATED

Property features AI

Finance

• Other: On-site generator

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Circuit breaker electric
• Home design: Single-story; Existing (year built not specified); Vinyl siding; Architectural shingle roof; Corner lot near public transit; rectangular (52 x 107)
• Construction: Vinyl siding construction; Pillar/post/pier foundation
• Exterior features: Blacktop driveway; Gravel driveway; Covered porch; Deck; Shed(s) / storage

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Radiant heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Walk-in pantry; Window treatments (drapes); Workshop; Has fireplace (1)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (4.1% below list).
• Recommended offer: $153k (4.1% below list) — sets the bar for 1% rule.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 34% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $160k implies a 540% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,319 (4.1% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

• ARV (median comp): $155,557
• List price: $159,900
• Delta: 2.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Walter St	0.13mi	4/1.0 (+1)	1,510 (+3%)	3mo	$240,000	$159	81
119 Peabody St	0.03mi	3/1.0	1,302 (-11%)	10mo	$150,000	$115	72
310 Smith St	0.34mi	4/1.0 (+1)	1,441 (-2%)	8mo	$70,000	$49	70
118 Peabody St	0.04mi	3/1.0	1,362 (-7%)	22mo	$130,000	$95	69
823 Perry St	0.42mi	3/1.0	1,520 (+4%)	9mo	$140,000	$92	67
135 Bushnell St	0.70mi	3/1.0	1,530 (+5%)	1mo	$121,200	$79	59
165 Smith St	0.47mi	3/1.0	1,391 (-5%)	13mo	$90,000	$65	59
271 Babcock St	0.30mi	3/2.0	1,387 (-5%)	18mo	$110,000	$79	58
530 Fulton St	0.64mi	3/1.5	1,484 (+1%)	18mo	$115,000	$77	51
54 Clifford St	0.22mi	2/1.0 (-1)	1,604 (+10%)	22mo	$200,000	$125	51
57 Jones St	0.69mi	4/1.0 (+1)	1,497 (+2%)	12mo	$72,000	$48	49

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: 30.2%
• Equity multiple: 3.42×
• Total profit: $108,440
• Equity at exit: $144,051

10-year hold

• IRR: 27.6%
• Equity multiple: 8.35×
• Total profit: $328,879
• Equity at exit: $310,651

Cash invested: $44,772 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$839
• Tax from tax record: −$42 /mo · $502/yr
• Insurance: −$67
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $209

Break-even live

Break-even rent $1,269

Max offer price $159,900

Occupancy floor 81%

Sensitivity live

Price	-10% $299	-5% $254	+0% $209	+5% $163	+10% $118
Rent	-10% $88	-5% $148	+0% $209	+5% $269	+10% $330
Rate	-1.0pp $289	-0.5pp $249	base $209	+0.5pp $167	+1.0pp $125

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 S Park Ave Unit Lower Buffalo, NY	4.0	1.0	1729	$1,600	$0.93	25d	1	0.55mi
47 Lester St Unit Main Floor Buffalo, NY	3.0	1.0	900	$1,000	$1.11	45d	1	0.55mi
140 Seymour St Unit First Floor Buffalo, NY	2.0	1.0	1300	$1,800	$1.38	5d	1	0.62mi
140 Seymour St Buffalo, NY	2.0	1.0	1300	$1,800	$1.38	25d	1	0.62mi
700 Hopkins St Buffalo, NY	3.0	1.0	1100	$1,225	$1.11	16d	1	0.97mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	12d	1	1.32mi
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	16d	1	1.35mi
225 Louisiana St Buffalo, NY	1.0–3.0	1.0–2.0	1164	$2,653	$2.28	3d	7	1.35mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	3d	1	1.36mi
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	16d	1	1.46mi
230 Scott St Buffalo, NY	1.0–2.0	1.0–2.0	1285	$2,325	$1.81	3d	4	1.50mi

Listing history 2 events

1. 2026-05-11
   listed $159,900 Active 623-char remark
2. 1995-04-28
   soldstatus $25,000

ⓘ 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: $502 · $42/mo
• Projected year-2 tax: $1,602 · $134/mo
• Expected delta: +$1,100/yr (+$92/mo · 219.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% 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: $18,398
• − Mortgage interest: −$8,957
• − Property taxes: −$502
• − Insurance: −$1,466
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$4,652
• Taxable loss: −$122
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $2,534/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

+539.6% since first listed

3 events — show timeline

• 2026-05-26 Pending — WNYREIS
• 2026-05-11 Listed $159,900 WNYREIS
• 1995-04-28 Sold (Public Records) $25,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $502 · +142.1% YoY. Source: county tax records.