193 Weimar St · Buffalo, NY 14206

$167,900

3 bd · 1.0 ba · 1,183 sqft · SingleFamily public records · 13 Days on market

Built 1910 3,000 sqft lot Est $169k · at est.

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Why this score? — see what drove the C- 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 +15.6/30.0
• Appreciation +9.0/10.0
• ARV discount +7.8/15.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity to own a nicely updated 3BR home in move-in condition with a nice open concept! The large LR w/ new carpeting leads to a formal dining area that is also open to the eat-in kitchen. There are two BR’s on the first floor and a first floor laundry for your convenience. The entire second floor is a huge master BR w/ walk-in closet & lots of storage. The HWT and high efficiency furnace were replaced in 2015. Most of the windows in the home have been updated. Enjoy the outdoors sitting on your great front porch or entertaining in the fenced yard! Close to all amenities and only minutes to downtown Buffalo!

Key facts

• Renovated bathroom
• Updated porch
• Walk-in attic

Tags

• FIRST-FLOOR LAUNDRY
• RENOVATED BATHROOM
• FULLY FENCED YARD
• BACK DECK
• UPDATED PORCH
• WALK-IN ATTIC

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story home; Resale property
• Construction: Vinyl siding; Copper plumbing; Block foundation; Existing (previously built)
• Exterior features: Concrete driveway; Fully fenced yard; Open porch

Interior

• Kitchen: Free-standing range; Oven; Kitchen island; Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Kitchen island; Bedroom on main level; Other (see remarks)
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $71 ($852/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 (20.9% below list).
• Recommended offer: $133k (20.9% 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.
• 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: 170 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $15k of equity ($1k loan paydown + $14k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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.
• Current owner paid $75k; list at $168k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,842 (20.9% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.79% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $169,169
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 Weimar St	0.20mi	3/1.5	1,194 (+1%)	0mo	$209,000	$175	87
72 Weaver St	0.31mi	3/1.0	1,176 (-1%)	4mo	$91,000	$77	81
405 Weimar St	0.37mi	3/1.0	1,188 (+0%)	4mo	$197,500	$166	78
21 Glenn St	0.37mi	3/1.0	1,153 (-2%)	3mo	$15,000	$13	76
287 Willett St	0.24mi	3/1.0	1,342 (+13%)	3mo	$192,000	$143	64
358 Weimar St	0.31mi	2/1.0 (-1)	1,050 (-11%)	2mo	$200,000	$190	60
102 Pomona Pl	0.60mi	4/1.0 (+1)	1,232 (+4%)	2mo	$81,000	$66	58
89 Roberts Ave	0.41mi	3/1.0	1,338 (+13%)	4mo	$106,500	$80	56
9 Marann Ter	0.63mi	3/1.5	1,280 (+8%)	2mo	$265,000	$207	53
95 Fernwood Ave	0.60mi	2/2.0 (-1)	1,137 (-4%)	6mo	$212,000	$186	52
91 Armin Pl	0.65mi	3/1.0	1,330 (+12%)	0mo	$175,000	$132	49
105 Armin Pl	0.62mi	3/1.5	1,352 (+14%)	6mo	$170,000	$126	40

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: 21.5%
• Equity multiple: 2.58×
• Total profit: $74,222
• Equity at exit: $128,225

10-year hold

• IRR: 19.7%
• Equity multiple: 5.51×
• Total profit: $211,824
• Equity at exit: $255,165

Cash invested: $47,012 (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: 170
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$880
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $71

Break-even live

Break-even rent $1,239

Max offer price $167,900

Occupancy floor 90%

Sensitivity live

Price	-10% $166	-5% $119	+0% $71	+5% $-169	+10% $-227
Rent	-10% $-34	-5% $19	+0% $71	+5% $123	+10% $176
Rate	-1.0pp $156	-0.5pp $114	base $71	+0.5pp $27	+1.0pp $-17

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: $41,975
• Closing costs: $5,037
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	16d	1	0.83mi
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	0.83mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	25d	1	0.85mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	3d	1	0.88mi
47 Lester St Unit Main Floor Buffalo, NY	3.0	1.0	900	$1,000	$1.11	45d	1	1.02mi
2111 Seneca St #3 Buffalo, NY	2.0	1.0	937	$1,150	$1.23	45d	1	1.06mi
23 Indian Orchard Pl Unit Lower Buffalo, NY	3.0	1.0	1200	$1,250	$1.04	45d	1	1.12mi
61 Princeton Pl Buffalo, NY	2.0	1.0	820	$1,300	$1.59	4d	1	1.12mi
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	25d	1	1.13mi
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	16d	1	1.22mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	3d	1	1.24mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	12d	1	1.48mi

Listing history 15 events

1. 2026-06-08
   status $167,900 Pending 13 DOM
2. 2026-06-07
   days on market $167,900 Active 13 DOM
3. 2026-06-03
   days on market $167,900 Active 9 DOM
4. 2026-06-02
   days on market $167,900 Active 8 DOM
5. 2026-06-01
   days on market $167,900 Active 7 DOM
6. 2026-05-31
   days on market $167,900 Active 6 DOM
7. 2026-05-25
   listed $167,900 Active
8. 2018-12-06
   soldstatus $75,000 Closed Sale or Rented 637-char remark

   Show marketing remark (637 chars)

   Great opportunity to own a nicely updated 3BR home in move-in condition with a nice open concept! The large LR w/ new carpeting leads to a formal dining area that is also open to the eat-in kitchen. There are two BR’s on the first floor and a first floor laundry for your convenience. The entire second floor is a huge master BR w/ walk-in closet & lots of storage. The HWT and high efficiency furnace were replaced in 2015. Most of the windows in the home have been updated. Enjoy the outdoors sitting on your great front porch or entertaining in the fenced yard! Close to all amenities and only minutes to downtown Buffalo!

9. 2018-12-05
   status Pending Sale 637-char remark

   Show marketing remark (637 chars)

   Great opportunity to own a nicely updated 3BR home in move-in condition with a nice open concept! The large LR w/ new carpeting leads to a formal dining area that is also open to the eat-in kitchen. There are two BR’s on the first floor and a first floor laundry for your convenience. The entire second floor is a huge master BR w/ walk-in closet & lots of storage. The HWT and high efficiency furnace were replaced in 2015. Most of the windows in the home have been updated. Enjoy the outdoors sitting on your great front porch or entertaining in the fenced yard! Close to all amenities and only minutes to downtown Buffalo!

10. 2018-12-05
    soldstatus $75,000

    Show marketing remark (637 chars)

    Great opportunity to own a nicely updated 3BR home in move-in condition with a nice open concept! The large LR w/ new carpeting leads to a formal dining area that is also open to the eat-in kitchen. There are two BR’s on the first floor and a first floor laundry for your convenience. The entire second floor is a huge master BR w/ walk-in closet & lots of storage. The HWT and high efficiency furnace were replaced in 2015. Most of the windows in the home have been updated. Enjoy the outdoors sitting on your great front porch or entertaining in the fenced yard! Close to all amenities and only minutes to downtown Buffalo!

11. 2018-10-25
    status Under Contract- Do Not Show 637-char remark

    Show marketing remark (637 chars)

    Great opportunity to own a nicely updated 3BR home in move-in condition with a nice open concept! The large LR w/ new carpeting leads to a formal dining area that is also open to the eat-in kitchen. There are two BR’s on the first floor and a first floor laundry for your convenience. The entire second floor is a huge master BR w/ walk-in closet & lots of storage. The HWT and high efficiency furnace were replaced in 2015. Most of the windows in the home have been updated. Enjoy the outdoors sitting on your great front porch or entertaining in the fenced yard! Close to all amenities and only minutes to downtown Buffalo!

12. 2018-10-08
    listed $79,900 Active 637-char remark

    Show marketing remark (637 chars)

    Great opportunity to own a nicely updated 3BR home in move-in condition with a nice open concept! The large LR w/ new carpeting leads to a formal dining area that is also open to the eat-in kitchen. There are two BR’s on the first floor and a first floor laundry for your convenience. The entire second floor is a huge master BR w/ walk-in closet & lots of storage. The HWT and high efficiency furnace were replaced in 2015. Most of the windows in the home have been updated. Enjoy the outdoors sitting on your great front porch or entertaining in the fenced yard! Close to all amenities and only minutes to downtown Buffalo!

13. 2011-03-16
    soldstatus $10,000 513-char remark

    Show marketing remark (513 chars)

    Deed restriction. Convenient location. This is a great opportunity for a first time home buyer or an investor. Property is in fairly decent condition with a newer roof and vinyl siding but does need some repairs and redecorating. See MLS atttachment for information pertaining to making an offer on this property and other pertient information. Property is sold "AS IS". All information is approximate. No search or survey provided. Published compensation for ML members only. All appts through Proshow.

14. 2010-12-06
    listed $18,000 513-char remark

    Show marketing remark (513 chars)

    Deed restriction. Convenient location. This is a great opportunity for a first time home buyer or an investor. Property is in fairly decent condition with a newer roof and vinyl siding but does need some repairs and redecorating. See MLS atttachment for information pertaining to making an offer on this property and other pertient information. Property is sold "AS IS". All information is approximate. No search or survey provided. Published compensation for ML members only. All appts through Proshow.

15. 2007-08-15
    soldstatus $31,800

ⓘ 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: $336 · $28/mo
• Projected year-2 tax: $1,587 · $132/mo
• Expected delta: +$1,251/yr (+$104/mo · 371.9%)

ⓘ 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 ≥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: $15,941
• − Mortgage interest: −$9,405
• − Property taxes: −$336
• − Insurance: −$840
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$4,884
• Taxable loss: −$2,075
• Est. tax savings @ 24.0%: +$498
• After-tax cash flow: $1,350/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

+428.0% since first listed

9 events — show timeline

• 2026-05-25 Listed $167,900 WNYREIS
• 2018-12-06 Sold (MLS) $75,000 WNYREIS
• 2018-12-05 Pending — WNYREIS
• 2018-12-05 Sold (Public Records) $75,000 Public Records
• 2018-10-25 Pending — WNYREIS
• 2018-10-08 Listed $79,900 WNYREIS
• 2011-03-16 Sold (MLS) $10,000 WNYREIS
• 2010-12-06 Listed $18,000 WNYREIS
• 2007-08-15 Sold (Public Records) $31,800 Public Records

Property tax history

+2.3%/yr

Latest (2025): $336 · +0.0% YoY. Source: county tax records.