145 10th St · Buffalo, NY 14201

$275,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 54 Days on market

Built 1900 2,135 sqft lot $172/sqft · 20% below area Est $345k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Livability +3.9/5.0
• Rent growth +3.6/5.0
• DSCR +3.4/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Completely updated 3 bedroom, 2 full bath Colonial situated on a rare triple lot with off-street parking in Buffalo’s highly desirable West Side just minutes from the shops, dining, and entertainment of Allentown and Downtown. Step inside to a welcoming entryway with mudroom that flows into a lovely foyer with classic staircase. The main level features a spacious living room with updated flooring, formal dining room with recessed lighting, and a large modern kitchen complete with stainless steel appliances and direct access to the expansive, fully fenced yard perfect for entertaining or relaxing. The first floor also offers a convenient bedroom and full bath with tiled walk-in shower

Key facts

• Foyer
• Mudroom
• Modern kitchen

Tags

• TRIPLE LOT
• OFF-STREET PARKING
• MUDROOM
• FOYER
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2 stories; Existing/resale property; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roof; Stone foundation; Built (existing structure)
• Exterior features: Concrete driveway; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 83 x 73

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: 1 main-level bedroom
• Flooring: Tile; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Entrance foyer; Separate/formal living room; Other interior features; Bedroom on main level; Full basement
• Laundry & utility: Upper-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (30.3% below list).
• Recommended offer: $192k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• 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 (+4.3%/yr); 56 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1,917/mo this rent would consume 57% of the median local household income ($41k/yr) (locally 1213% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $191,701 (30.3% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.70% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 12.0

CMA / ARV

• ARV (median comp): $345,397
• List price: $275,000
• Delta: -20.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Elmwood Ave	0.34mi	3/2.0	1,520 (-5%)	1mo	$287,000	$189	75
401 B Prospect Ave	0.27mi	3/2.0	1,512 (-6%)	6mo	$268,000	$177	73
57 Mariner St	0.32mi	2/2.0 (-1)	1,540 (-4%)	4mo	$360,000	$234	70
13 Park St	0.40mi	2/1.5 (-1)	1,662 (+4%)	4mo	$549,000	$330	65
124 Mariner St	0.36mi	3/1.5	1,746 (+9%)	8mo	$275,000	$158	60
204 W Tupper St	0.25mi	3/1.5	1,794 (+12%)	8mo	$312,000	$174	59
9 Mayfair Ln	0.60mi	4/3.0 (+1)	1,620 (+1%)	6mo	$410,000	$253	56
133 Whitney Pl	0.18mi	2/1.5 (-1)	1,380 (-14%)	7mo	$418,000	$303	56
225 Plymouth Ave	0.56mi	3/2.0	1,404 (-12%)	2mo	$275,000	$196	52
349 Lakefront Blvd	0.66mi	2/2.5 (-1)	1,534 (-4%)	16mo	$360,000	$235	42
655 Prospect Ave	0.74mi	4/2.5 (+1)	1,754 (+10%)	2mo	$310,000	$177	40
237 Normal Ave	0.74mi	4/1.5 (+1)	1,704 (+6%)	11mo	$185,000	$109	38

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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.37×
• Total profit: $-48,165
• Equity at exit: $41,003

10-year hold

• IRR: -7.8%
• Equity multiple: 0.48×
• Total profit: $-39,688
• Equity at exit: $23,777

Cash invested: $77,000 (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 14201

• Home prices YoY: -19.1%
• Rents YoY: 4.3%
• Active inventory: 56
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-93

Break-even live

Break-even rent $2,035

Max offer price $258,490

Occupancy floor 100%

Sensitivity live

Price	-10% $62	-5% $-16	+0% $-93	+5% $-171	+10% $-249
Rent	-10% $-245	-5% $-169	+0% $-93	+5% $-18	+10% $58
Rate	-1.0pp $45	-0.5pp $-24	base $-93	+0.5pp $-165	+1.0pp $-237

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Cottage St Unit 4 Buffalo, NY	2.0	2.5	1500	$2,000	$1.33	16d	1	0.11mi
190 Whitney Pl Buffalo, NY	3.0	1.0	1180	$1,550	$1.31	45d	1	0.11mi
233 Pennsylvania St Unit 3 Buffalo, NY	2.0	1.0	1200	$1,350	$1.12	12d	1	0.20mi
344 Hudson St Unit UPPER Buffalo, NY	2.0	1.0	1065	$1,100	$1.03	45d	1	0.20mi
385 Seventh St Unit Lower Buffalo, NY	2.0	1.0	2136	$1,250	$0.59	45d	1	0.24mi
217 W Tupper St Unit 2 Buffalo, NY	3.0	1.0	1150	$1,350	$1.17	45d	1	0.25mi
74 Days Park Unit 8 Buffalo, NY	2.0	1.0	1350	$1,695	$1.26	45d	1	0.26mi
21 College St Buffalo, NY	3.0	1.0	1104	$1,850	$1.68	25d	1	0.27mi
370 Virginia St Unit 3 Buffalo, NY	2.0	1.0	1050	$1,300	$1.24	45d	1	0.27mi
608 Niagara St Buffalo, NY	2.0	1.0	1200	$1,195	$1.00	16d	1	0.43mi
506 Delaware Ave Buffalo, NY	1.0–2.0	1.0–1.5	1190	$2,995	$2.52	12d	6	0.48mi
124 Normal Ave Unit 2 Buffalo, NY	3.0	1.0	1727	$2,000	$1.16	25d	1	0.49mi
550 Busti Ave Unit 2 Buffalo, NY	3.0	1.0	1638	$1,500	$0.92	45d	1	0.52mi
44 N Pearl St #5 Buffalo, NY	3.0	1.0	1200	$2,400	$2.00	45d	1	0.62mi
184 14th St Buffalo, NY	4.0	2.0	1950	$4,400	$2.26	25d	1	0.62mi
100 S Elmwood Ave Buffalo, NY	2.0	2.0	1254	$2,232	$1.78	25d	1	0.63mi
100 S Elmwood Ave Buffalo, NY	2.0	2.0	1213	$2,260	$1.86	4d	2	0.63mi
17 N Pearl St Buffalo, NY	2.0	2.0	1077	$2,700	$2.51	25d	1	0.63mi
17 N Pearl St Unit 3 Buffalo, NY	3.0	2.0	1197	$3,100	$2.59	25d	1	0.63mi
367 Connecticut St Unit 2 Buffalo, NY	2.0	2.0	1150	$3,000	$2.61	12d	1	0.63mi
628 Ellicott St Buffalo, NY	1.0–2.0	1.0–2.0	1059	$2,812	$2.65	4d	5	0.72mi
40 North St Unit 306 Buffalo, NY	2.0	1.5	1125	$1,950	$1.73	45d	1	0.76mi
161 16th St Buffalo, NY	3.0	1.5	1500	$2,000	$1.33	25d	1	0.80mi
118 Ashland Ave Buffalo, NY	3.0	1.0	1326	$1,850	$1.40	16d	1	0.81mi
19 North St Buffalo, NY	2.0	1.0–2.0	1306	$2,910	$2.23	12d	7	0.81mi
102 17th St Buffalo, NY	2.0	1.0	1086	$1,290	$1.19	25d	1	0.81mi
330 Bryant St Buffalo, NY	3.0	2.0	2224	$2,200	$0.99	21d	1	0.85mi
318 14th St Buffalo, NY	2.0	1.0	1619	$1,300	$0.80	13d	1	0.86mi
465 Washington St Buffalo, NY	1.0–2.0	1.0–2.0	1388	$2,285	$1.65	3d	5	0.92mi
451 Elmwood Ave Buffalo, NY	2.0	1.0	1633	$3,305	$2.02	45d	1	0.94mi
888 Delaware Ave Buffalo, NY	2.0	1.0–2.0	899	$2,440	$2.71	25d	1	0.97mi
217 Norwood Ave Apt 1 Buffalo, NY	2.0	1.0	1500	$2,700	$1.80	45d	1	0.98mi
305 W Utica St Unit B302 Buffalo, NY	2.0	2.0	1180	$2,060	$1.75	16d	1	1.05mi
460 Rhode Island St Buffalo, NY	2.0	1.0	1089	$1,500	$1.38	16d	1	1.05mi
983 Michigan Ave Buffalo, NY	2.0	1.0–2.0	804	$3,202	$3.98	3d	58	1.08mi
298 Main St Buffalo, NY	2.0	2.0	1768	$3,400	$1.92	4d	1	1.10mi
569 Elmwood Ave Buffalo, NY	2.0	1.0	1500	$1,750	$1.17	13d	1	1.13mi
237 Main St Buffalo, NY	1.0–3.0	1.5–2.5	1608	$4,035	$2.51	3d	9	1.19mi
310 Hampshire St Apt 3 Buffalo, NY	3.0	1.0	1200	$1,500	$1.25	45d	1	1.21mi
375 Hampshire St Buffalo, NY	3.0	1.0	1200	$1,100	$0.92	45d	1	1.23mi

Listing history 28 events

1. 2026-06-21
   days on market $275,000 Active 54 DOM
2. 2026-06-18
   days on market $275,000 Active 51 DOM
3. 2026-06-17
   days on market $275,000 Active 50 DOM
4. 2026-06-16
   days on market $275,000 Active 49 DOM
5. 2026-06-15
   days on market $275,000 Active 48 DOM
6. 2026-06-13
   days on market $275,000 Active 46 DOM
7. 2026-06-13
   days on market $275,000 Active 45 DOM
8. 2026-06-10
   days on market $275,000 Active 43 DOM
9. 2026-06-09
   days on market $275,000 Active 42 DOM
10. 2026-06-08
    days on market $275,000 Active 41 DOM
11. 2026-06-07
    days on market $275,000 Active 40 DOM
12. 2026-06-03
    days on market $275,000 Active 36 DOM
13. 2026-06-02
    days on market $275,000 Active 35 DOM
14. 2026-06-01
    days on market $275,000 Active 34 DOM
15. 2026-05-31
    days on market $275,000 Active 33 DOM
16. 2026-04-28
    listed $275,000 Active 1309-char remark
17. 2022-07-11
    historical
18. 2022-05-09
    listed $269,900 Active
19. 2021-11-30
    historical
20. 2021-09-30
    price $269,900
21. 2021-08-31
    historical
22. 2021-08-31
    listed $277,900 Active
23. 2021-07-16
    listed $279,900 Active
24. 2017-06-05
    historical
25. 2017-05-31
    price $197,000
26. 2017-04-22
    status Active
27. 2017-04-22
    listed $199,900 Active
28. 2017-04-22
    historical

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $2,631 · $219/mo
• Expected delta: +$2,017/yr (+$168/mo · 328.3%)

ⓘ 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 ≥91°F today · 15 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: $23,004
• − Mortgage interest: −$15,404
• − Property taxes: −$614
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$8,000
• Taxable loss: −$6,070
• Est. tax savings @ 24.0%: +$1,457
• After-tax cash flow: $335/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): 12,369
• Household income: $40,512
• Rent vs Own: 76.4% rent · 23.6% own
• Severe rent burden: 1213.0

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 0.66)
• Race & ethnicity: White 42% Hispanic / Latino 36% Black 16% Two or more races 12% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 30% Dominican 1%
• Common ancestry: Romanian 7% Subsaharan African 2% Slovak 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 69% English-only · Spanish 24% Arabic 2% 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: ▼ -68.73%
• Current HPI: 290.2643
• Rent YoY: ▲ 4.28%
• 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

+37.6% since first listed

13 events — show timeline

• 2026-04-28 Listed $275,000 WNYREIS
• 2022-07-11 Listing Removed — WNYREIS
• 2022-05-09 Listed $269,900 WNYREIS
• 2021-11-30 Listing Removed — WNYREIS
• 2021-09-30 Price Changed $269,900 WNYREIS
• 2021-08-31 Listed $277,900 WNYREIS
• 2021-08-31 Listing Removed — WNYREIS
• 2021-07-16 Listed $279,900 WNYREIS
• 2017-06-05 Listing Removed — WNYREIS
• 2017-05-31 Price Changed $197,000 WNYREIS
• 2017-04-22 Relisted — WNYREIS
• 2017-04-22 Listed $199,900 WNYREIS
• 2017-04-22 Listing Removed — WNYREIS

Property tax history

+11.3%/yr

Latest (2025): $614 · -24.9% YoY. Source: county tax records.