34 Camp St · Buffalo, NY 14204

$179,999

4 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 62 Days on market

Built 1878 2,500 sqft lot $162/sqft · 18% below area Est $219k · 18% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Appreciation +3.3/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't pass up the opportunity to snatch up your next home or investment property. This is a single family house ready to move in. It's 4 bedroom, 1 bath and living-dining attach. Also just needs some general updating and personal touches to make it a homey place to live. Close to Genesee St and retail/restaurants. All offers will be reviewed Thurs. 04/24 at 12 Noon.

Key facts

• Living dining attach
• Single family house
• 2,500 sq ft lot

Tags

• SINGLE FAMILY HOUSE
• LIVING DINING ATTACH
• CLOSE TO RETAIL RESTAURANTS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 (+5.5%/yr); 33 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $2,369/mo this rent would consume 101% of the median local household income ($28k/yr) (locally 945% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $180k implies a 230% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1878 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,199 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1878 — 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 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: 1.32% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.94%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $218,611
• List price: $179,999
• Delta: -17.66%
• 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
46 Mulberry St	0.39mi	4/2.0	1,100 (-1%)	1mo	$77,000	$70	76
218 Locust St St	0.50mi	4/1.0	1,100 (-1%)	18mo	$53,000	$48	61
198 Mulberry St	0.48mi	4/1.0	1,222 (+10%)	6mo	$79,500	$65	56
18 Paderewski Dr	0.45mi	3/1.0 (-1)	1,080 (-2%)	17mo	$65,000	$60	55
83 Reed St	0.69mi	5/1.0 (+1)	1,156 (+4%)	1mo	$100,000	$87	55
598 High St	0.66mi	3/1.0 (-1)	1,139 (+3%)	7mo	$115,000	$101	54
200 Locust St	0.47mi	3/1.0 (-1)	1,217 (+10%)	12mo	$95,000	$78	47
246 Fox St	0.59mi	5/2.0 (+1)	1,180 (+6%)	12mo	$57,000	$48	42
95 Peckham St	0.48mi	4/1.0	1,249 (+13%)	18mo	$150,000	$120	41
513 High St	0.54mi	3/1.0 (-1)	1,270 (+15%)	7mo	$95,000	$75	40
323 Jefferson Ave	0.67mi	3/2.0 (-1)	1,220 (+10%)	5mo	$195,000	$160	39
189 Reed St	0.74mi	4/1.0	1,261 (+14%)	10mo	$145,000	$115	35

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 · 5.48% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $16,884
• Equity at exit: $26,838

10-year hold

• IRR: 19.6%
• Equity multiple: 2.83×
• Total profit: $92,451
• Equity at exit: $15,563

Cash invested: $50,400 (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 14204

• Home prices YoY: -1.1%
• Rents YoY: 5.5%
• Active inventory: 33
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,369 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $627

Break-even live

Break-even rent $1,575

Max offer price $179,999

Occupancy floor 69%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 N Pearl St Unit 3 Buffalo, NY	3.0	2.0	1197	$3,100	$2.59	23d	1	0.82mi
44 N Pearl St #5 Buffalo, NY	3.0	1.0	1200	$2,400	$2.00	44d	1	0.85mi
1152 Main St Apt 3 Buffalo, NY	3.0	1.0	1000	$2,400	$2.40	14d	1	1.00mi
21 College St Buffalo, NY	3.0	1.0	1104	$1,850	$1.68	23d	1	1.18mi
217 W Tupper St Unit 2 Buffalo, NY	3.0	1.0	1150	$1,350	$1.17	44d	1	1.20mi
237 Main St Buffalo, NY	1.0–3.0	1.5–2.5	1608	$4,035	$2.51	1d	9	1.35mi
88 W Utica St Unit 1 Buffalo, NY	3.0	2.0	990	$2,150	$2.17	14d	1	1.36mi
88 W Utica St Unit 1 Buffalo, NY	3.0	2.0	990	$2,150	$2.17	3d	1	1.36mi
190 Whitney Pl Buffalo, NY	3.0	1.0	1180	$1,550	$1.31	44d	1	1.42mi
76 Chester St Unit 1 Buffalo, NY	3.0	1.0	1100	$1,000	$0.91	14d	1	1.43mi
31 Norwood Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,950	$1.95	12d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $179,999 Active 62 DOM
2. 2026-06-17
   remarks 490-char remark
3. 2026-06-17
   days on market $179,999 Active 61 DOM
4. 2026-06-16
   days on market $179,999 Active 60 DOM
5. 2026-06-15
   days on market $179,999 Active 59 DOM
6. 2026-06-13
   days on market $179,999 Active 57 DOM
7. 2026-06-13
   days on market $179,999 Active 56 DOM
8. 2026-06-10
   days on market $179,999 Active 54 DOM
9. 2026-06-09
   days on market $179,999 Active 53 DOM
10. 2026-06-08
    days on market $179,999 Active 52 DOM
11. 2026-06-07
    days on market $179,999 Active 51 DOM
12. 2026-06-03
    days on market $179,999 Active 47 DOM
13. 2026-06-02
    days on market $179,999 Active 46 DOM
14. 2026-06-01
    days on market $179,999 Active 45 DOM
15. 2026-05-31
    days on market $179,999 Active 44 DOM
16. 2026-04-28
    price $189,999 368-char remark

    Show marketing remark (368 chars)

    Don't pass up the opportunity to snatch up your next home or investment property. This is a single family house ready to move in. It's 4 bedroom, 1 bath and living-dining attach. Also just needs some general updating and personal touches to make it a homey place to live. Close to Genesee St and retail/restaurants. All offers will be reviewed Thurs. 04/24 at 12 Noon.

17. 2026-04-17
    listed $209,999 Active 368-char remark

    Show marketing remark (368 chars)

    Don't pass up the opportunity to snatch up your next home or investment property. This is a single family house ready to move in. It's 4 bedroom, 1 bath and living-dining attach. Also just needs some general updating and personal touches to make it a homey place to live. Close to Genesee St and retail/restaurants. All offers will be reviewed Thurs. 04/24 at 12 Noon.

18. 2025-07-25
    soldstatus $54,600
19. 2025-06-11
    soldstatus $54,600

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $28,425
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − Depreciation: −$5,236
• Taxable income: $4,958
• Est. tax owed @ 24.0%: −$1,190
• After-tax cash flow: $6,339/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): 7,932
• Household income: $28,182
• Rent vs Own: 73.5% rent · 26.5% own
• Severe rent burden: 945.0

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 0.60)
• Race & ethnicity: Black 58% White 19% Hispanic / Latino 18% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 14% Dominican 1%
• Common ancestry: Romanian 2% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Russian/Polish/Slavic 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: ▼ -3.36%
• Current HPI: 312.6232
• Rent YoY: ▲ 5.48%
• 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

+248.0% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $189,999 WNYREIS
• 2026-04-17 Listed $209,999 WNYREIS
• 2025-07-25 Sold (Public Records) $54,600 Public Records
• 2025-06-11 Sold (Public Records) $54,600 Public Records

Property tax history

+4.4%/yr

Latest (2025): $112 · +0.0% YoY. Source: county tax records.