55 Gorski St · Buffalo, NY 14206

$133,300

2 bd · 1.0 ba · 1,606 sqft · SingleFamily public records · 9 Days on market

Built 1925 3,000 sqft lot Est $180k · 26% 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 +18.5/30.0
• ARV discount +15.0/15.0
• Appreciation +9.0/10.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located on a dead-end street and close to the park, this Buffalo home offers a flexible layout with the opportunity to make it your own. A covered front porch welcomes you inside to a generous living room and dining room, great for hosting or just hanging out. Two first-floor bedrooms add convenience and flexibility. The eat-in kitchen features a pantry and brick backsplash that adds a touch of character. Upstairs, you’ll find a third bedroom along with unfinished attic space that has real potential for an additional room down the road. The first-floor laundry area includes extra space that could easily serve as a home office, storage, or expanded living area. Outside, the fully fence

Key facts

• Covered front porch
• Brick backsplash
• Close to the park

Tags

• DEAD-END STREET
• CLOSE TO THE PARK
• COVERED FRONT PORCH
• EAT-IN KITCHEN
• BRICK BACKSPLASH
• FIRST-FLOOR LAUNDRY AREA

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water (connected); Sewer connected; Circuit breaker electrical system
• Home design: Single-story home; Vinyl siding; Resale property; Block foundation; Rectangular residential lot on a city street (30 x 100)
• Construction: Vinyl siding construction; Block foundation; Existing (previously built) structure
• Exterior features: Fully fenced yard; Covered porch; Shed(s)/storage

Interior

• Kitchen: Eat-in kitchen; Oven; Free-standing range; Refrigerator
• Bedrooms: 2 main-level bedrooms; 7 total rooms including bedroom, living room, office, bonus room, entry foyer, and laundry
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas heating; Baseboard heating; Space heater(s); Window air conditioning unit(s)
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Home office; Pantry; Bedroom on main level
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (0.5% below list).
• Recommended offer: $133k (0.5% below list) — sets the bar for 1% rule.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 32% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($922 loan paydown + $11k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,687 (0.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.00% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $179,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Cable St	0.17mi	3/1.0 (+1)	1,582 (-2%)	3mo	$100,000	$63	82
104 Weimar St	0.09mi	3/1.0 (+1)	1,549 (-4%)	4mo	$172,900	$112	81
236 Weimar St	0.20mi	3/1.0 (+1)	1,544 (-4%)	4mo	$165,000	$107	76
202 S Ogden St	0.38mi	3/1.0 (+1)	1,592 (-1%)	6mo	$205,500	$129	71
102 S Pierce St	0.46mi	3/1.0 (+1)	1,574 (-2%)	7mo	$290,000	$184	65
143 Weiss St	0.18mi	3/1.0 (+1)	1,410 (-12%)	3mo	$106,000	$75	64
95 Roberts Ave	0.35mi	3/2.0 (+1)	1,485 (-8%)	8mo	$160,000	$108	56
29 Pomona Pl	0.60mi	3/1.0 (+1)	1,771 (+10%)	4mo	$91,000	$51	46
55 Roanoke Pkwy	0.60mi	3/1.0 (+1)	1,462 (-9%)	9mo	$265,000	$181	45
123 Unger Ave	0.69mi	3/1.0 (+1)	1,788 (+11%)	4mo	$135,000	$76	40
209 Geary St	0.69mi	3/2.0 (+1)	1,479 (-8%)	9mo	$225,000	$152	38
121 Pierce St	0.51mi	3/2.0 (+1)	1,387 (-14%)	8mo	$250,000	$180	38

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: 23.2%
• Equity multiple: 2.70×
• Total profit: $63,520
• Equity at exit: $101,801

10-year hold

• IRR: 21.2%
• Equity multiple: 5.78×
• Total profit: $178,345
• Equity at exit: $202,582

Cash invested: $37,324 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$699
• Tax est. 1.5%: −$167 /mo · $2,000/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $127

Break-even live

Break-even rent $1,166

Max offer price $133,300

Occupancy floor 85%

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: $33,325
• Closing costs: $3,999
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	14d	1	0.68mi
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	0.69mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	24d	1	0.71mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	2d	1	0.74mi
23 Indian Orchard Pl Unit Lower Buffalo, NY	3.0	1.0	1200	$1,250	$1.04	44d	1	1.00mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	2d	1	1.09mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	10d	1	1.34mi
86 Edgewood Ave Buffalo, NY	2.0	2.0	1700	$1,700	$1.00	2d	1	1.38mi
700 Hopkins St Buffalo, NY	3.0	1.0	1100	$1,225	$1.11	14d	1	1.42mi
102 Wildwood Pl Unit 1 Buffalo, NY	3.0	1.0	1100	$1,250	$1.14	16d	1	1.46mi
1368 Harlem Rd Buffalo, NY	2.0	1.0	1776	$1,300	$0.73	24d	1	1.49mi

Listing history 6 events

1. 2026-06-08
   statusdays on market $133,300 Pending 9 DOM
2. 2026-06-03
   days on market $133,300 Active 8 DOM
3. 2026-06-02
   days on market $133,300 Active 7 DOM
4. 2026-06-01
   days on market $133,300 Active 6 DOM
5. 2026-05-31
   days on market $133,300 Active 5 DOM
6. 2026-05-26
   listed $133,300 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 23% 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: $15,922
• − Mortgage interest: −$7,467
• − Property taxes: −$2,000
• − Insurance: −$666
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,878
• Taxable loss: −$636
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $1,677/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

1 event — show timeline

• 2026-05-26 Listed $133,300 WNYREIS

Property tax history

-1.5%/yr

Latest (2025): $206 · +47.3% YoY. Source: county tax records.