34 Gorski St · Buffalo, NY 14206

$89,900

3 bd · 1.5 ba · 1,335 sqft · SingleFamily public records · 17 Days on market

Built 1900 2,850 sqft lot Est $168k · 47% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Great opportunity to own a single-family home located on a quiet dead-end street in Kaisertown, just off Clinton Street. This property features several updates, including a tiled bathroom and some newer flooring. The home offers a comfortable layout with a spacious living room and kitchen, a large full bathroom, 3 bedrooms and a half bathroom attached to the primary bedroom, and there is a convenient first-floor laundry area. The second floor includes a large finish bedroom and an unfinished insulated space that could be finished to create additional living space. Outside, The property is fully fenced and includes a storage shed. The house does need some work, making it a great opportunity

Key facts

• Newer flooring
• Fully fenced
• Tiled bathroom

Tags

• TILED BATHROOM
• NEWER FLOORING
• SPACIOUS LIVING ROOM
• FIRST-FLOOR LAUNDRY AREA
• FULLY FENCED
• STORAGE SHED

Property features AI

Finance

• Other: Wind power production listed

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story property; Existing construction/Resale
• Construction: See remarks for construction materials
• Exterior features: Concrete driveway; Rectangular residential lot with 30 x 95 dimensions; City street frontage

Interior

• Kitchen: Water heater (listed under appliances) (see remarks)
• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating (see remarks); Heating present
• Interior features: Bedroom on main level; Full basement
• Laundry & utility: See remarks for additional appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 14 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 32% 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 $8k of equity ($622 loan paydown + $7k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.49% ✓
• Cap rate: 13.18%
• Cash-on-cash: 24.58%
• DSCR: 2.09
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $168,210
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Roberts Ave	0.34mi	3/1.0	1,338 (+0%)	4mo	$106,500	$80	79
287 Willett St	0.39mi	3/1.0	1,342 (+0%)	3mo	$192,000	$143	76
143 Weiss St	0.22mi	3/1.0	1,410 (+6%)	3mo	$106,000	$75	76
91 Armin Pl	0.47mi	3/1.0	1,330 (-0%)	0mo	$175,000	$132	75
105 Armin Pl	0.45mi	3/1.5	1,352 (+1%)	6mo	$170,000	$126	72
295 Weimar St	0.36mi	3/1.5	1,194 (-11%)	0mo	$209,000	$175	65
102 Pomona Pl	0.42mi	4/1.0 (+1)	1,232 (-8%)	2mo	$81,000	$66	59
21 Glenn St	0.39mi	3/1.0	1,153 (-14%)	3mo	$15,000	$13	54
59 Hammerschmidt Ave	0.74mi	3/1.0	1,405 (+5%)	1mo	$232,500	$165	53
580 S Ogden St Unit W	0.74mi	4/1.0 (+1)	1,362 (+2%)	3mo	$145,800	$107	53
72 Weaver St	0.50mi	3/1.0	1,176 (-12%)	4mo	$91,000	$77	52
405 Weimar St	0.53mi	3/1.0	1,188 (-11%)	4mo	$197,500	$166	51

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: 39.6%
• Equity multiple: 3.79×
• Total profit: $70,182
• Equity at exit: $68,657

10-year hold

• IRR: 35.3%
• Equity multiple: 8.12×
• Total profit: $179,184
• Equity at exit: $136,625

Cash invested: $25,172 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$471
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $516

Break-even live

Break-even rent $688

Max offer price $89,900

Occupancy floor 57%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	14d	1	0.67mi
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	0.68mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	24d	1	0.69mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	2d	1	0.71mi
2111 Seneca St #3 Buffalo, NY	2.0	1.0	937	$1,150	$1.23	44d	1	0.93mi
47 Lester St Unit Main Floor Buffalo, NY	3.0	1.0	900	$1,000	$1.11	44d	1	0.93mi
23 Indian Orchard Pl Unit Lower Buffalo, NY	3.0	1.0	1200	$1,250	$1.04	44d	1	1.01mi
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	14d	1	1.05mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	2d	1	1.08mi
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	24d	1	1.24mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	10d	1	1.30mi
86 Edgewood Ave Buffalo, NY	2.0	2.0	1700	$1,700	$1.00	2d	1	1.37mi
700 Hopkins St Buffalo, NY	3.0	1.0	1100	$1,225	$1.11	14d	1	1.38mi
102 Wildwood Pl Unit 1 Buffalo, NY	3.0	1.0	1100	$1,250	$1.14	16d	1	1.48mi

Listing history 13 events

1. 2026-06-18
   days on market $89,900 Active 17 DOM
2. 2026-06-17
   days on market $89,900 Active 16 DOM
3. 2026-06-16
   days on market $89,900 Active 15 DOM
4. 2026-06-15
   days on market $89,900 Active 14 DOM
5. 2026-06-13
   days on market $89,900 Active 12 DOM
6. 2026-06-13
   days on market $89,900 Active 11 DOM
7. 2026-06-10
   days on market $89,900 Active 9 DOM
8. 2026-06-09
   days on market $89,900 Active 8 DOM
9. 2026-06-08
   days on market $89,900 Active 7 DOM
10. 2026-06-07
    days on market $89,900 Active 6 DOM
11. 2026-06-03
    days on market $89,900 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $89,900 Active 1 DOM

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $968 · $81/mo
• Expected delta: +$552/yr (+$46/mo · 132.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major 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: $16,089
• − Mortgage interest: −$5,036
• − Property taxes: −$416
• − Insurance: −$450
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,615
• Taxable income: $4,998
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $4,988/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

1 event — show timeline

• 2026-06-01 Listed $89,900 WNYREIS

Property tax history

+5.3%/yr

Latest (2025): $416 · +65.0% YoY. Source: county tax records.