19 Moselle St · Buffalo, NY 14211

$184,900

5 bd · 2.0 ba · 2,272 sqft · MultiFamily public records · 9 Days on market

Built 1918 6,300 sqft lot Est $136k · 36% over

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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 +8.8/10.0
• 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
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to this amazing 2-family home offering strong owner-occupant or investment potential. The lower unit features 2 bedrooms, 1 full bath, and a welcoming front porch. The upper unit includes 3 bedrooms, 1 full bath, a spacious living room, dining room, and private balcony. Interior has been freshly painted through out, some updates already completed/. Estimated rental income: Lower unit approximately $1000/month; Upper approximately $1100/month. Additional opportunity: the adjacent lot 21 Moselle together offering potential for expanded yard space. Conveniently located near shopping dining, schools, and other local amenities. Property is being sold as-is.

Key facts

• Private balcony
• Front porch
• Expanded yard space

Tags

• FRONT PORCH
• PRIVATE BALCONY
• EXPANDED YARD SPACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Two total units with separate gas and electric meters for each unit; Operating expenses include trash

Exterior

• Parking: Concrete parking surface
• Utilities: High-speed internet available; Public water connected; Sewer connected
• Home design: Two-story property; Residential 2-unit zoning
• Construction: Block, concrete, stone, and wood siding construction; Stone foundation; Asphalt roof; Existing/Resale property
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Flooring: Laminate; Tile; Vinyl; Varies
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas heating; Forced air; Hot water heating; Stove heating
• Interior features: Partial basement; Trash service included in operating expenses
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $185k.

Deal economics

• At list price, monthly cash flow is $930 ($11k/yr) — positive. Per door: $465/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Cap rate 12.3% 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: 172 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,554/mo this rent would consume 84% 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 $5k of equity ($1k loan paydown + $4k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k 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.
• 6 sale attempts since 9y 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 $10k; list at $185k implies a 1846% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.38% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.56%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $136,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Howlett St	0.22mi	4/2.0 (-1)	2,178 (-4%)	1mo	$120,000	$55	77
950 Northampton St	0.45mi	5/2.0	2,190 (-4%)	2mo	$55,000	$25	72
110 Saint Louis Ave	0.19mi	6/2.0 (+1)	2,400 (+6%)	7mo	$145,000	$60	71
80 Liddell St	0.43mi	5/2.0	2,099 (-8%)	1mo	$68,000	$32	66
111 Fay St	0.47mi	6/2.0 (+1)	2,410 (+6%)	1mo	$270,000	$112	62
62 Sumner Pl	0.62mi	6/2.0 (+1)	2,326 (+2%)	3mo	$143,000	$61	60
112 Liddell St	0.38mi	5/2.0	2,031 (-11%)	6mo	$65,000	$32	60
373 Urban St	0.34mi	6/4.0 (+1)	2,376 (+5%)	7mo	$280,000	$118	58
56 Shepard St	0.56mi	5/2.0	2,093 (-8%)	5mo	$88,000	$42	57
75 Schutrum St	0.49mi	6/2.0 (+1)	2,152 (-5%)	8mo	$150,000	$70	57
86 Shepard St	0.52mi	5/2.0	2,024 (-11%)	2mo	$165,000	$82	56
113 Liddell St	0.39mi	4/2.0 (-1)	2,550 (+12%)	4mo	$63,000	$25	53

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: 25.9%
• Equity multiple: 2.40×
• Total profit: $72,309
• Equity at exit: $73,422

10-year hold

• IRR: 27.5%
• Equity multiple: 4.60×
• Total profit: $186,121
• Equity at exit: $106,108

Cash invested: $51,772 (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: 12.9×

Monthly cashflow live

• Estimated rent: $2,554 high
• Mortgage (P&I): −$970
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $930

Break-even live

Break-even rent $1,376

Max offer price $184,900

Occupancy floor 59%

Sensitivity live

Price	-10% $1,035	-5% $983	+0% $930	+5% $878	+10% $826
Rent	-10% $728	-5% $829	+0% $930	+5% $1,031	+10% $1,132
Rate	-1.0pp $1,023	-0.5pp $977	base $930	+0.5pp $882	+1.0pp $834

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,194
1× unit	3	1	$1,360
Total (2 units)			$2,554

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
518 Wilson St Buffalo, NY	5.0	1.5	1848	$1,500	$0.81	24d	1	0.89mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	2d	1	1.25mi

Listing history 8 events

1. 2026-06-18
   days on market $184,900 Active 9 DOM
2. 2026-06-17
   days on market $184,900 Active 8 DOM
3. 2026-06-16
   days on market $184,900 Active 7 DOM
4. 2026-06-15
   days on market $184,900 Active 6 DOM
5. 2026-06-13
   days on market $184,900 Active 4 DOM
6. 2026-06-13
   days on market $184,900 Active 3 DOM
7. 2026-06-10
   remarks 668-char remark
8. 2026-06-10
   listed $184,900 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: $489 · $41/mo
• Projected year-2 tax: $1,807 · $151/mo
• Expected delta: +$1,318/yr (+$110/mo · 269.7%)

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

Taxation est. · year 1

• Rental income: $30,648
• − Mortgage interest: −$10,357
• − Property taxes: −$489
• − Insurance: −$924
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − Depreciation: −$5,379
• Taxable income: $8,595
• Est. tax owed @ 24.0%: −$2,063
• After-tax cash flow: $9,100/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

+642.6% since first listed

17 events — show timeline

• 2026-06-09 Listed $184,900 WNYREIS
• 2025-04-23 Listing Removed — WNYREIS
• 2025-04-02 Price Changed $149,900 WNYREIS
• 2025-01-24 Listed $159,900 WNYREIS
• 2022-06-23 Listing Removed — WNYREIS
• 2022-05-16 Listed $139,900 WNYREIS
• 2017-08-14 Sold (Public Records) $8,500 Public Records
• 2017-08-14 Sold (MLS) $9,500 WNYREIS
• 2017-06-28 Contingent — WNYREIS
• 2017-06-22 Price Changed $13,000 WNYREIS
• 2017-05-26 Price Changed $19,997 WNYREIS
• 2017-05-26 Relisted — WNYREIS
• 2017-05-19 Contingent — WNYREIS
• 2017-05-16 Price Changed $23,900 WNYREIS
• 2017-05-08 Listed $24,900 WNYREIS
• 2017-05-06 Listing Removed — WNYREIS
• 2017-05-05 Listed $24,900 WNYREIS

Property tax history

+47.1%/yr

Latest (2025): $489 · +301.9% YoY. Source: county tax records.