106 Humason Ave · Buffalo, NY 14211

$105,000

3 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 151 Days on market

Built 1909 3,000 sqft lot $69/sqft · 32% below area Est $154k · 32% under

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Listing remarks MLS

Welcome to 106 Humason, located in the desirable Schiller Park neighborhood. This spacious home offers three bedrooms plus a generously sized bonus room upstairs, providing flexible living or workspace options. The exterior is low-maintenance and features newer windows, roof, and vinyl siding, along with a welcoming covered front porch. Inside, you’ll find large rooms, hardwood floors, and convenient first-floor laundry. New HWT '25. Currently rented well below market value at $750/mo. The seller owns multiple properties on the street and prefers to sell as a package, though individual sales will be considered. Additional properties available include 12, 97, 101, 106, and 136 Humason. Please refer to commercial listing B1655331 for full package details.

Key facts

• Covered front porch
• Bonus room upstairs
• Newer windows

Tags

• BONUS ROOM UPSTAIRS
• LOW-MAINTENANCE EXTERIOR
• NEWER WINDOWS
• NEW ROOF
• VINYL SIDING
• COVERED FRONT PORCH

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$154,488) 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 $105k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,480/mo this rent would consume 49% 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 $3k of equity ($726 loan paydown + $2k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1909 — 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: 1.41% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.09%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $154,488
• List price: $105,000
• Delta: -32.03%
• 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
30 Olcott Pl	0.15mi	3/1.0	1,430 (-6%)	8mo	$165,000	$115	76
27 Adlon Pl	0.24mi	4/2.0 (+1)	1,584 (+4%)	5mo	$265,958	$168	70
102 Freund St	0.27mi	4/2.0 (+1)	1,596 (+4%)	3mo	$155,000	$97	68
4 Villa Moraine Dr	0.24mi	3/1.5	1,680 (+10%)	4mo	$289,000	$172	67
25 Peach Tree Rd	0.39mi	4/2.0 (+1)	1,502 (-2%)	7mo	$162,000	$108	64
105 Hoerner Ave	0.52mi	3/1.0	1,367 (-11%)	2mo	$90,000	$66	57
67 Carol Dr	0.63mi	3/1.0	1,384 (-10%)	2mo	$225,000	$163	53
62 Haller Ave	0.60mi	3/2.0	1,397 (-9%)	4mo	$125,000	$89	50
54 Roma Ave	0.53mi	3/1.5	1,320 (-14%)	1mo	$165,000	$125	49
70 Eggert Rd	0.57mi	3/1.0	1,342 (-12%)	6mo	$215,000	$160	48
46 Wilkes Ave	0.57mi	4/1.5 (+1)	1,359 (-11%)	7mo	$160,000	$118	42
61 Gualbert Ave	0.64mi	3/1.0	1,305 (-15%)	8mo	$149,900	$115	39

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: 22.5%
• Equity multiple: 2.21×
• Total profit: $35,710
• Equity at exit: $41,694

10-year hold

• IRR: 24.3%
• Equity multiple: 4.21×
• Total profit: $94,325
• Equity at exit: $60,256

Cash invested: $29,400 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 172
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,480 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $443

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 65%

Sensitivity live

Price	-10% $516	-5% $479	+0% $443	+5% $407	+10% $371
Rent	-10% $326	-5% $385	+0% $443	+5% $502	+10% $560
Rate	-1.0pp $496	-0.5pp $470	base $443	+0.5pp $416	+1.0pp $388

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	2d	1	0.13mi
216 Newburgh Ave Buffalo, NY	2.0	1.0	1690	$1,150	$0.68	24d	1	0.52mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	44d	1	0.64mi
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	24d	1	0.65mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	12d	1	0.71mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	2d	1	0.72mi
110 Gerald Ave Buffalo, NY	2.0	1.0	2098	$1,100	$0.52	24d	1	0.75mi
71 Gerald Ave Buffalo, NY	2.0	1.0	1773	$1,100	$0.62	44d	1	0.78mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	18d	1	0.79mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	1.02mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	20d	1	1.21mi
2935 Genesee St Unit Up Buffalo, NY	2.0	1.0	1400	$1,400	$1.00	11d	1	1.29mi
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	2d	1	1.37mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	1.43mi

Listing history 2 events

1. 2026-05-31
   days on market $105,000 Active 151 DOM
2. 2025-12-31
   listed $105,000 Active 769-char remark

   Show marketing remark (769 chars)

   Welcome to 106 Humason, located in the desirable Schiller Park neighborhood. This spacious home offers three bedrooms plus a generously sized bonus room upstairs, providing flexible living or workspace options. The exterior is low-maintenance and features newer windows, roof, and vinyl siding, along with a welcoming covered front porch. Inside, you’ll find large rooms, hardwood floors, and convenient first-floor laundry. New HWT '25. Currently rented well below market value at $750/mo. The seller owns multiple properties on the street and prefers to sell as a package, though individual sales will be considered. Additional properties available include 12, 97, 101, 106, and 136 Humason. Please refer to commercial listing B1655331 for full package details.

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $17,754
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$3,055
• Taxable income: $3,877
• Est. tax owed @ 24.0%: −$931
• After-tax cash flow: $4,388/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

1 event — show timeline

• 2025-12-31 Listed $105,000 WNYREIS

Property tax history

-0.0%/yr

Latest (2025): $163 · +0.0% YoY. Source: county tax records.