122 Weimar St · Buffalo, NY 14206

$94,900

3 bd · 2.0 ba · 1,848 sqft · MultiFamily public records · 139 Days on market

Built 1900 3,500 sqft lot Est $166k · 43% 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 3,500 sq ft lot
• Built 1900
• Listed 139 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.7% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,267/mo this rent would consume 54% of the median local household income ($50k/yr) (locally 841% 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 $8k of equity ($656 loan paydown + $8k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $80k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.39% ✓
• Cap rate: 21.73%
• Cash-on-cash: 55.12%
• DSCR: 3.45
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $166,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Fredro St	0.16mi	4/2.0 (+1)	1,856 (+0%)	7mo	$43,000	$23	81
129 Gorski St	0.18mi	3/2.0	2,054 (+11%)	7mo	$130,000	$63	67
127 Barnard St	0.12mi	4/2.0 (+1)	1,628 (-12%)	10mo	$260,000	$160	62
292 Willett St	0.28mi	4/2.0 (+1)	1,704 (-8%)	10mo	$215,000	$126	61
25 Electric Ave	0.52mi	4/2.0 (+1)	1,843 (-0%)	16mo	$225,000	$122	57
65 Hayden St	0.67mi	4/2.0 (+1)	1,848 (0%)	11mo	$170,000	$92	55
319 Barnard St	0.41mi	4/2.0 (+1)	1,658 (-10%)	6mo	$120,000	$72	54
313 Fenton St	0.27mi	4/2.0 (+1)	2,089 (+13%)	14mo	$108,500	$52	49
452 Willett St	0.51mi	4/2.0 (+1)	1,584 (-14%)	7mo	$130,000	$82	41
36 Willowlawn Pkwy	0.64mi	4/2.0 (+1)	1,652 (-11%)	13mo	$145,000	$88	37
100 Shanley St	0.65mi	4/2.0 (+1)	2,112 (+14%)	7mo	$190,000	$90	35
48 Ryan St	0.72mi	4/2.0 (+1)	2,084 (+13%)	8mo	$213,000	$102	34

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: 65.8%
• Equity multiple: 5.41×
• Total profit: $117,168
• Equity at exit: $72,475

10-year hold

• IRR: 61.0%
• Equity multiple: 11.62×
• Total profit: $282,170
• Equity at exit: $144,224

Cash invested: $26,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,267 high
• Mortgage (P&I): −$498
• Tax from tax record: −$33 /mo · $398/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $1,221

Break-even live

Break-even rent $722

Max offer price $94,900

Occupancy floor 41%

Sensitivity live

Price	-10% $1,274	-5% $1,247	+0% $1,221	+5% $1,194	+10% $1,167
Rent	-10% $1,041	-5% $1,131	+0% $1,221	+5% $1,310	+10% $1,400
Rate	-1.0pp $1,268	-0.5pp $1,245	base $1,221	+0.5pp $1,196	+1.0pp $1,171

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,266
Total (2 units)			$2,267

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	11d	1	1.37mi
86 Edgewood Ave Buffalo, NY	2.0	2.0	1700	$1,700	$1.00	2d	1	1.39mi
1368 Harlem Rd Buffalo, NY	2.0	1.0	1776	$1,300	$0.73	24d	1	1.45mi

Listing history 15 events

1. 2025-02-21
   soldstatus $80,000
2. 2024-11-11
   status Pending
3. 2024-06-25
   listed $94,900 Active
4. 2024-06-15
   historical
5. 2024-06-08
   price $94,900
6. 2024-02-16
   price $104,900
7. 2024-01-15
   listed $124,900 Active
8. 2013-10-29
   soldstatus $28,000
9. 2013-10-28
   soldstatus $28,000
10. 2013-06-15
    listed $39,900
11. 2012-07-11
    listed $36,500
12. 2009-08-04
    soldstatus $22,500
13. 2009-08-04
    soldstatus $225,000
14. 2009-03-26
    listed $20,000
15. 2005-02-07
    soldstatus $12,500

ⓘ 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: $398 · $33/mo
• Projected year-2 tax: $1,001 · $83/mo
• Expected delta: +$603/yr (+$50/mo · 151.5%)

ⓘ 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: $27,204
• − Mortgage interest: −$5,316
• − Property taxes: −$398
• − Insurance: −$474
• − Repairs & maintenance: −$2,176
• − Management: −$2,176
• − Depreciation: −$2,761
• Taxable income: $13,902
• Est. tax owed @ 24.0%: −$3,337
• After-tax cash flow: $11,310/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

+540.0% since first listed

15 events — show timeline

• 2025-02-21 Sold (Public Records) $80,000 Public Records
• 2024-11-11 Pending — WNYREIS
• 2024-06-25 Listed $94,900 WNYREIS
• 2024-06-15 Listing Removed — WNYREIS
• 2024-06-08 Price Changed $94,900 WNYREIS
• 2024-02-16 Price Changed $104,900 WNYREIS
• 2024-01-15 Listed $124,900 WNYREIS
• 2013-10-29 Sold (MLS) $28,000 WNYREIS
• 2013-10-28 Sold (Public Records) $28,000 Public Records
• 2013-06-15 Listed $39,900 WNYREIS
• 2012-07-11 Listed $36,500 WNYREIS
• 2009-08-04 Sold (Public Records) $225,000 Public Records
• 2009-08-04 Sold (MLS) $22,500 WNYREIS
• 2009-03-26 Listed $20,000 WNYREIS
• 2005-02-07 Sold (Public Records) $12,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $398 · +0.0% YoY. Source: county tax records.