84 Thompson St · Buffalo, NY 14207

$89,000

3 bd · 1.0 ba · 1,145 sqft · SingleFamily public records · 9 Days on market

Built 1890 3,250 sqft lot Est $155k · 42% under

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Why this score? — see what drove the B+ 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
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors! Almost 30% cap rate! Great long term Section 8 tenants at $515/mo but you can get more! 3 bed 1 bath home on quiet dead end street. Large yard, low maintenance vinyl siding. 1st floor laundry. Tenants maintain property for the owner and would continue. Call or text for your showing today!

Key facts

• Solid bones
• Strong comps
• Large yard

Tags

• LARGE YARD
• LOW MAINTENANCE EXTERIOR
• STRONG COMPS
• SOLID BONES
• COSMETIC UPDATES
• STEADY RENTAL DEMAND

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: Single-story property; Resale condition
• Construction: Vinyl siding exterior; Block foundation; Existing structure
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 32 x 100

Interior

• Kitchen: Gas water heater
• Bedrooms: 1 main-level bedroom
• Flooring: Vinyl flooring; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Baseboard heating; Has heating
• Interior features: Eat-in kitchen; Separate/formal living room; Crawl space basement

🏷️ Possibly a rental listed for sale. The $89,000 price doesn't fit this home's estimated sale value (~$154,575) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 14.5% 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: Rents rising fast (+8.2%/yr); 197 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 44% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y ago; this cycle's ask is 19% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1890 — 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: 1.63% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.47%
• DSCR: 2.31
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $154,575
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Dearborn St	0.24mi	3/1.0	1,209 (+6%)	3mo	$161,000	$133	78
94 Farmer St	0.33mi	3/1.0	1,100 (-4%)	6mo	$35,000	$32	73
113 Hamilton St	0.04mi	2/1.0 (-1)	1,037 (-9%)	8mo	$140,000	$135	71
87 Kail St	0.32mi	3/1.0	1,188 (+4%)	10mo	$134,900	$114	71
298 Dearborn St	0.17mi	2/1.0 (-1)	1,053 (-8%)	6mo	$50,000	$47	68
195 Hertel Ave	0.45mi	3/1.0	1,236 (+8%)	1mo	$110,000	$89	65
173 Hertel Ave	0.43mi	4/1.0 (+1)	1,143 (-0%)	13mo	$220,000	$192	64
169 Hertel Ave	0.43mi	2/1.0 (-1)	1,200 (+5%)	14mo	$177,500	$148	56
149 Howell St	0.69mi	3/2.0	1,097 (-4%)	7mo	$155,000	$141	51
23 Pooley Pl	0.75mi	3/1.0	1,044 (-9%)	0mo	$144,900	$139	50
51 Peoria St	0.59mi	3/1.0	1,224 (+7%)	13mo	$167,000	$136	50
82 Bush St	0.72mi	3/1.5	1,024 (-11%)	8mo	$70,000	$68	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 2.29×
• Total profit: $32,180
• Equity at exit: $13,270

10-year hold

• IRR: 39.1%
• Equity multiple: 5.53×
• Total profit: $112,922
• Equity at exit: $7,695

Cash invested: $24,920 (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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 197
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$467
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $612

Break-even live

Break-even rent $673

Max offer price $89,000

Occupancy floor 53%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	43d	1	0.46mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	23d	1	0.54mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	10d	1	0.56mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	23d	1	0.58mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$1,600	$1.23	1d	14	0.62mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	2d	1	0.68mi
46 Hawley St #1 Buffalo, NY	2.0	1.0	900	$1,300	$1.44	43d	1	0.69mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	23d	1	0.74mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	0.74mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.79mi
1485 Niagara St Buffalo, NY	1.0–2.0	1.0	925	$2,174	$2.35	1d	1	0.84mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	43d	1	0.91mi
185 Potomac Ave Buffalo, NY	2.0	1.0	1200	$1,300	$1.08	23d	1	0.97mi
232 Dewitt St Buffalo, NY	3.0	1.0	1200	$1,300	$1.08	23d	1	0.97mi
305 Bird Ave Unit 3 Buffalo, NY	3.0	1.5	1128	$2,300	$2.04	43d	1	0.97mi
309 Bird Ave Unit 1 Buffalo, NY	3.0	1.0	1100	$2,200	$2.00	43d	1	0.97mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	1d	1	1.01mi
57 Abbottsford Pl Buffalo, NY	2.0	1.0	1000	$1,550	$1.55	23d	1	1.02mi
1558 Elmwood Ave Unit 4 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	43d	1	1.03mi
374 Baynes St Buffalo, NY	3.0	1.0	1126	$1,550	$1.38	43d	1	1.05mi
37 Abbottsford Pl Buffalo, NY	3.0	1.0	1130	$1,650	$1.46	43d	1	1.05mi
163 W Delavan Ave Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	23d	1	1.09mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	23d	1	1.09mi
1360 Niagara St Buffalo, NY	1.0–2.0	1.0–2.0	1252	$2,396	$1.91	1d	2	1.09mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	3d	1	1.13mi
311 Herkimer St #1 Buffalo, NY	3.0	1.0	1272	$1,400	$1.10	14d	1	1.13mi
891 Richmond Ave Buffalo, NY	3.0	1.0	1176	$1,800	$1.53	43d	1	1.13mi
865 Richmond Ave Unit Rear Buffalo, NY	2.0	1.0	850	$1,100	$1.29	43d	1	1.16mi
257 Lafayette Ave Unit 317 Buffalo, NY	2.0	1.0	897	$1,400	$1.56	23d	1	1.29mi
196 Auburn Ave Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	43d	1	1.30mi
257 Lafayette Ave Apt 319 Buffalo, NY	2.0	1.0	900	$1,395	$1.55	23d	1	1.30mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	23d	1	1.35mi
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	14d	1	1.38mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	3d	1	1.40mi
1015 Elmwood Ave Unit 3 Buffalo, NY	2.0	2.0	1000	$1,400	$1.40	43d	1	1.41mi
117 Bidwell Pkwy Unit 3 Buffalo, NY	2.0	1.0	1192	$1,500	$1.26	3d	1	1.47mi

Listing history 8 events

1. 2026-06-18
   days on market $89,000 Active 9 DOM
2. 2026-06-17
   days on market $89,000 Active 8 DOM
3. 2026-06-16
   pricedays on market $89,000 Active 7 DOM
4. 2026-06-15
   days on market $75,000 Active 6 DOM
5. 2026-06-13
   days on market $75,000 Active 4 DOM
6. 2026-06-13
   days on market $75,000 Active 3 DOM
7. 2026-06-10
   remarks 676-char remark
8. 2026-06-10
   listed $75,000 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: $337 · $28/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$584/yr (+$49/mo · 173.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,375
• − Mortgage interest: −$4,985
• − Property taxes: −$337
• − Insurance: −$445
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$2,589
• Taxable income: $6,239
• Est. tax owed @ 24.0%: −$1,497
• After-tax cash flow: $5,847/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): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

-68.8% since first listed

11 events — show timeline

• 2026-06-09 Listed $75,000 WNYREIS
• 2025-04-20 Rental Removed $1,400 PROPERTYWARE
• 2025-04-17 Listed for Rent $1,400 PROPERTYWARE
• 2025-04-17 Rental Removed $1,400 SHOWMOJO
• 2025-04-17 Listed for Rent $1,400 SHOWMOJO
• 2021-08-26 Sold (Public Records) $60,000 Public Records
• 2017-08-31 Sold (Public Records) $20,000 Public Records
• 2011-05-27 Sold (Public Records) $87,000 Public Records
• 2011-05-15 Sold (MLS) $17,000 WNYREIS
• 2011-03-07 Listed $19,900 WNYREIS
• 2004-03-30 Sold (Public Records) $240,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $337 · +62.4% YoY. Source: county tax records.