36 Colorado Ave · Buffalo, NY 14211

$135,000

3 bd · 2.0 ba · 1,449 sqft · MultiFamily public records · 293 Days on market

Built 1928 3,540 sqft lot $93/sqft · 24% below area Est $177k · 24% under

---

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 +6.0/10.0
• 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

Listing remarks MLS

Welcome to this spacious multi-family home offering great potential for investors or owner-occupants. The first-floor unit features 3 bedrooms, 1 full bath, a formal dining room, and a functional kitchen with plenty of cabinet space. The upper unit mirrors the same layout with 2 bedrooms and 1 full bath, providing comfortable living for tenants or extended family. Both units offer generously sized rooms and a practical floor plan, making this property highly attractive for long-term rental income. 1st fl is tenant occupied and pays $1100 per month. With strong demand in the Buffalo market, this is a great chance to add a high-yield property to your portfolio. Conveniently located near shopping, schools, and public transportation, this home combines space, location, and opportunity.

Key facts

• Functional kitchen
• Formal dining room
• Practical floor plan

Tags

• MULTI-FAMILY HOME
• FORMAL DINING ROOM
• FUNCTIONAL KITCHEN
• PLENTY OF CABINET SPACE
• GENEROUSLY SIZED ROOMS
• PRACTICAL FLOOR PLAN

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$177,095) 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/2.0-bath multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $942 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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: 172 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,444/mo this rent would consume 81% of the median local household income ($36k/yr) (locally 1804% 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 $4k of equity ($933 loan paydown + $3k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $135k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.81% ✓
• Cap rate: 15.16%
• Cash-on-cash: 31.68%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

• ARV (median comp): $177,095
• List price: $135,000
• Delta: -23.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
587 Goodyear Ave	0.14mi	4/2.0 (+1)	1,362 (-6%)	9mo	$135,000	$99	71
89 Wyoming Ave	0.44mi	4/2.0 (+1)	1,408 (-3%)	3mo	$85,101	$60	67
70 Kilhoffer St	0.19mi	4/2.0 (+1)	1,591 (+10%)	18mo	$90,000	$57	54
93 Wyoming Ave	0.44mi	4/2.0 (+1)	1,408 (-3%)	22mo	$157,500	$112	51
125 Wyoming Ave	0.50mi	4/2.0 (+1)	1,408 (-3%)	19mo	$192,000	$136	51
99 Sattler Ave	0.70mi	4/2.0 (+1)	1,390 (-4%)	8mo	$82,500	$59	49
95 Carl St	0.57mi	4/2.0 (+1)	1,632 (+13%)	4mo	$84,000	$51	44
50 Newburgh Ave	0.62mi	4/2.0 (+1)	1,519 (+5%)	20mo	$135,000	$89	42
262 Sumner Pl	0.44mi	4/2.0 (+1)	1,660 (+15%)	11mo	$72,000	$43	41
20 Ericson Ave	0.64mi	4/2.0 (+1)	1,563 (+8%)	15mo	$123,000	$79	39
43 Fay St	0.69mi	4/2.0 (+1)	1,238 (-15%)	19mo	$92,000	$74	23

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

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.1%
• Equity multiple: 2.84×
• Total profit: $69,678
• Equity at exit: $53,607

10-year hold

• IRR: 35.3%
• Equity multiple: 5.57×
• Total profit: $172,688
• Equity at exit: $77,472

Cash invested: $37,800 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 172
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,444 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $942

Break-even live

Break-even rent $1,251

Max offer price $135,000

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,366
1× unit	2	1	$1,078
Total (2 units)			$2,444

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	19d	1	0.12mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	0.45mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	23d	1	0.45mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	43d	1	0.59mi
216 Newburgh Ave Buffalo, NY	2.0	1.0	1690	$1,150	$0.68	23d	1	0.87mi
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	14d	1	0.91mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	43d	1	0.93mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	43d	1	0.98mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	1d	1	0.99mi
71 Gerald Ave Buffalo, NY	2.0	1.0	1773	$1,100	$0.62	43d	1	1.06mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	1d	1	1.08mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	43d	1	1.09mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	43d	1	1.09mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	43d	1	1.13mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	43d	1	1.15mi
90 Sussex St Unit 2 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	43d	1	1.17mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	14d	1	1.34mi
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	17d	1	1.35mi
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	3d	1	1.41mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	1.47mi
104 Butler Ave Buffalo, NY	3.0	1.0	1000	$1,400	$1.40	43d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 293 DOM
2. 2026-06-17
   days on market $135,000 Active 292 DOM
3. 2026-06-16
   days on market $135,000 Active 291 DOM
4. 2026-06-15
   days on market $135,000 Active 290 DOM
5. 2026-06-13
   days on market $135,000 Active 288 DOM
6. 2026-06-13
   days on market $135,000 Active 287 DOM
7. 2026-06-10
   days on market $135,000 Active 285 DOM
8. 2026-06-09
   days on market $135,000 Active 284 DOM
9. 2026-06-08
   days on market $135,000 Active 283 DOM
10. 2026-06-07
    days on market $135,000 Active 282 DOM
11. 2026-06-03
    days on market $135,000 Active 278 DOM
12. 2026-06-02
    days on market $135,000 Active 277 DOM
13. 2026-06-01
    days on market $135,000 Active 276 DOM
14. 2026-05-31
    days on market $135,000 Active 275 DOM
15. 2026-05-16
    price $135,000 792-char remark

    Show marketing remark (792 chars)

    Welcome to this spacious multi-family home offering great potential for investors or owner-occupants. The first-floor unit features 3 bedrooms, 1 full bath, a formal dining room, and a functional kitchen with plenty of cabinet space. The upper unit mirrors the same layout with 2 bedrooms and 1 full bath, providing comfortable living for tenants or extended family. Both units offer generously sized rooms and a practical floor plan, making this property highly attractive for long-term rental income. 1st fl is tenant occupied and pays $1100 per month. With strong demand in the Buffalo market, this is a great chance to add a high-yield property to your portfolio. Conveniently located near shopping, schools, and public transportation, this home combines space, location, and opportunity.

16. 2025-08-24
    listed $139,000 Active 792-char remark

    Show marketing remark (792 chars)

    Welcome to this spacious multi-family home offering great potential for investors or owner-occupants. The first-floor unit features 3 bedrooms, 1 full bath, a formal dining room, and a functional kitchen with plenty of cabinet space. The upper unit mirrors the same layout with 2 bedrooms and 1 full bath, providing comfortable living for tenants or extended family. Both units offer generously sized rooms and a practical floor plan, making this property highly attractive for long-term rental income. 1st fl is tenant occupied and pays $1100 per month. With strong demand in the Buffalo market, this is a great chance to add a high-yield property to your portfolio. Conveniently located near shopping, schools, and public transportation, this home combines space, location, and opportunity.

17. 2021-09-30
    soldstatus $47,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 14 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: $29,328
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$1,342
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − Depreciation: −$3,927
• Taxable income: $9,780
• Est. tax owed @ 24.0%: −$2,347
• After-tax cash flow: $8,960/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): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

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 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% Other Asian/Pacific 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: ▲ 2.05%
• Current HPI: 357.6438
• 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

+187.2% since first listed

3 events — show timeline

• 2026-05-16 Price Changed $135,000 WNYREIS
• 2025-08-24 Listed $139,000 WNYREIS
• 2021-09-30 Sold (Public Records) $47,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $140 · +0.0% YoY. Source: county tax records.