139 Weimar St · Buffalo, NY 14206

$88,500

3 bd · 1.0 ba · 1,089 sqft · SingleFamily public records · 4 Days on market

Built 1910 3,000 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Attention investors! This solid income-producing property is a great addition to any rental portfolio. Currently tenant-occupied at $1,200 per month, this home offers strong cash flow with low operating expenses. The tenant pays all utilities except water, helping maximize your return, while the low property taxes further enhance the investment potential. The property is in overall decent condition and has been maintained as a rental, making it an excellent turnkey opportunity for both new and seasoned investors. Whether you're looking to expand your portfolio or secure a reliable income-producing asset, this property offers immediate cash flow from day one. Don't miss this affordable inves

Key facts

• 3,000 sq ft lot
• Garage
• Built 1910

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Existing/resale property; Pillar/post/pier foundation
• Construction: Fiber cement siding; See remarks regarding construction details
• Exterior features: Concrete driveway; City street frontage; Rectangular residential lot (30 x 100)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Other interior features (see remarks)
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $88,500 price doesn't fit this home's estimated sale value (~$180,774) 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 $88k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Cap rate 13.3% 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: 170 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% 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 $8k of equity ($612 loan paydown + $7k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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 $45k; list at $88k implies a 97% 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 $88,500

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: 1.49% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.89%
• DSCR: 2.11
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $180,774
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Spann St	0.19mi	2/1.0 (-1)	1,026 (-6%)	8mo	$170,000	$166	70
287 Fenton St	0.19mi	4/1.0 (+1)	1,170 (+7%)	6mo	$235,000	$201	68
217 Weiss St	0.30mi	3/1.0	993 (-9%)	3mo	$160,000	$161	68
295 Weimar St	0.30mi	3/1.5	1,194 (+10%)	0mo	$209,000	$175	68
358 Weimar St	0.42mi	2/1.0 (-1)	1,050 (-4%)	2mo	$200,000	$190	68
21 Glenn St	0.43mi	3/1.0	1,153 (+6%)	3mo	$15,000	$13	67
72 Weaver St	0.40mi	3/1.0	1,176 (+8%)	4mo	$91,000	$77	65
286 Barnard St	0.30mi	3/1.5	1,201 (+10%)	7mo	$185,000	$154	61
303 Casimer St	0.50mi	3/1.0	1,159 (+6%)	7mo	$221,500	$191	60
405 Weimar St	0.47mi	3/1.0	1,188 (+9%)	4mo	$197,500	$166	59
95 Fernwood Ave	0.62mi	2/2.0 (-1)	1,137 (+4%)	6mo	$212,000	$186	50
102 Pomona Pl	0.52mi	4/1.0 (+1)	1,232 (+13%)	2mo	$81,000	$66	47

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: 39.8%
• Equity multiple: 3.80×
• Total profit: $69,492
• Equity at exit: $67,588

10-year hold

• IRR: 35.5%
• Equity multiple: 8.15×
• Total profit: $177,254
• Equity at exit: $134,497

Cash invested: $24,780 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,322 high
• Mortgage (P&I): −$464
• Tax from tax record: −$30 /mo · $357/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $514

Break-even live

Break-even rent $672

Max offer price $88,500

Occupancy floor 56%

Sensitivity live

Price	-10% $564	-5% $539	+0% $514	+5% $489	+10% $464
Rent	-10% $409	-5% $462	+0% $514	+5% $566	+10% $618
Rate	-1.0pp $559	-0.5pp $536	base $514	+0.5pp $491	+1.0pp $468

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	0.77mi
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	15d	1	0.77mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	25d	1	0.79mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	3d	1	0.83mi
2111 Seneca St #3 Buffalo, NY	2.0	1.0	937	$1,150	$1.23	45d	1	1.00mi
47 Lester St Unit Main Floor Buffalo, NY	3.0	1.0	900	$1,000	$1.11	45d	1	1.02mi
23 Indian Orchard Pl Unit Lower Buffalo, NY	3.0	1.0	1200	$1,250	$1.04	45d	1	1.05mi
61 Princeton Pl Buffalo, NY	2.0	1.0	820	$1,300	$1.59	4d	1	1.06mi
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	15d	1	1.17mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	3d	1	1.17mi
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	25d	1	1.19mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	11d	1	1.42mi

Listing history 3 events

1. 2026-06-21
   days on market $88,500 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $88,500 Active 1 DOM

ⓘ 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: $357 · $30/mo
• Projected year-2 tax: $926 · $77/mo
• Expected delta: +$570/yr (+$47/mo · 159.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $15,868
• − Mortgage interest: −$4,957
• − Property taxes: −$357
• − Insurance: −$442
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$2,575
• Taxable income: $4,998
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $4,968/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

+96.7% since first listed

16 events — show timeline

• 2026-06-17 Listed $88,500 WNYREIS
• 2026-01-24 Listing Removed — WNYREIS
• 2026-01-24 Listing Removed — WNYREIS
• 2026-01-24 Listing Removed — WNYREIS
• 2025-10-04 Listed $89,900 WNYREIS
• 2025-09-06 Listing Removed — WNYREIS
• 2025-07-30 Price Changed $93,900 WNYREIS
• 2025-07-16 Price Changed $98,900 WNYREIS
• 2025-06-11 Listed $99,900 WNYREIS
• 2022-12-12 Rental Removed — RENT.
• 2021-07-12 Sold (Public Records) $45,000 Public Records
• 2018-09-24 Sold (Public Records) $26,000 Public Records
• 2017-05-30 Listing Removed — WNYREIS
• 2016-12-02 Price Changed $49,900 WNYREIS
• 2016-11-17 Listed $52,900 WNYREIS
• 2005-11-03 Sold (Public Records) $45,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $357 · +9.7% YoY. Source: county tax records.