34 Auchinvole Ave · Buffalo, NY 14213

$147,000

4 bd · 2.0 ba · 1,624 sqft · Townhouse public records · 17 Days on market

Built 1900 1,668 sqft lot Est $257k · 43% 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
• Appreciation +8.8/10.0
• 1% rule +8.1/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Great investment opportunity to own this well maintained, two-family home in an incredible West Side location. Located within steps of Sweetness 7, Guercio's, Rust Belt Books and more. This home offers upper and lower porches for relaxation, including new water supply (2017), new roof (2014), newer hot water tanks (2014 & 2012) and newer upstairs furnace (2004).

Key facts

• Two unit property
• Working furnaces
• Built 1900

Tags

• TWO UNIT PROPERTY
• KEY MECHANICAL UPDATES
• WORKING FURNACES
• FUNCTIONAL HOT WATER TANKS
• ROOF IN GOOD CONDITION
• WASHERS AND DRYERS INSTALLED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $147k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $145k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: Rents soft (-0.5%/yr); 137 active listings in the ZIP; 26 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 43% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $98k; list at $147k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,795 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.31% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.52%
• DSCR: 1.82
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $256,592
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 14th St	0.63mi	3/2.0 (-1)	1,619 (-0%)	4mo	$255,000	$158	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.51% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 3.21×
• Total profit: $90,774
• Equity at exit: $106,836

10-year hold

• IRR: 27.7%
• Equity multiple: 6.41×
• Total profit: $222,870
• Equity at exit: $207,607

Cash invested: $41,160 (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 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 137
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$771
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $635

Break-even live

Break-even rent $1,115

Max offer price $147,000

Occupancy floor 62%

Sensitivity live

Price	-10% $718	-5% $677	+0% $635	+5% $594	+10% $552
Rent	-10% $483	-5% $559	+0% $635	+5% $711	+10% $787
Rate	-1.0pp $709	-0.5pp $672	base $635	+0.5pp $597	+1.0pp $558

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Herkimer St #1 Buffalo, NY	3.0	1.0	1272	$1,400	$1.10	15d	1	0.23mi
310 Hampshire St Apt 3 Buffalo, NY	3.0	1.0	1200	$1,500	$1.25	44d	1	0.29mi
375 Hampshire St Buffalo, NY	3.0	1.0	1200	$1,100	$0.92	44d	1	0.30mi
40 Putnam St Buffalo, NY	4.0	1.0	1600	$2,100	$1.31	24d	1	0.37mi
232 Dewitt St Buffalo, NY	3.0	1.0	1200	$1,300	$1.08	24d	1	0.40mi
478 Breckenridge St Buffalo, NY	3.0	1.0	1100	$1,575	$1.43	44d	1	0.42mi
305 Bird Ave Unit 3 Buffalo, NY	3.0	1.5	1128	$2,300	$2.04	44d	1	0.58mi
309 Bird Ave Unit 1 Buffalo, NY	3.0	1.0	1100	$2,200	$2.00	44d	1	0.58mi
374 Baynes St Buffalo, NY	3.0	1.0	1126	$1,550	$1.38	44d	1	0.64mi
161 16th St Buffalo, NY	3.0	1.5	1500	$2,000	$1.33	24d	1	0.74mi
740 Elmwood Ave Buffalo, NY	3.0	1.0	2000	$1,995	$1.00	15d	1	0.75mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$2,560	$1.96	2d	14	0.75mi
37 Abbottsford Pl Buffalo, NY	3.0	1.0	1130	$1,650	$1.46	44d	1	0.77mi
836 Richmond Ave Buffalo, NY	4.0	3.5	1982	$4,500	$2.27	44d	1	0.78mi
685 Auburn Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,750	$1.46	15d	1	0.85mi
891 Richmond Ave Buffalo, NY	3.0	1.0	1176	$1,800	$1.53	44d	1	0.88mi
184 14th St Buffalo, NY	4.0	2.0	1950	$4,400	$2.26	24d	1	0.89mi
330 Bryant St Buffalo, NY	3.0	2.0	2224	$2,200	$0.99	20d	1	0.91mi
118 Ashland Ave Buffalo, NY	3.0	1.0	1326	$1,850	$1.40	15d	1	0.95mi
124 Normal Ave Unit 2 Buffalo, NY	3.0	1.0	1727	$2,000	$1.16	24d	1	1.02mi
550 Busti Ave Unit 2 Buffalo, NY	3.0	1.0	1638	$1,500	$0.92	44d	1	1.31mi
825 Forest Ave Unit 1 Buffalo, NY	3.0	1.0	1200	$1,700	$1.42	4d	1	1.39mi
825 Forest Ave Buffalo, NY	3.0	1.0	1200	$2,000	$1.67	24d	1	1.39mi
238 Oxford Ave Unit Upper Buffalo, NY	3.0	1.0	1100	$1,600	$1.45	24d	1	1.44mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	24d	1	1.47mi
78 Germain St Buffalo, NY	3.0	1.0	2030	$1,300	$0.64	15d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $147,000 Active 17 DOM
2. 2026-06-17
   days on market $147,000 Active 16 DOM
3. 2026-06-16
   days on market $147,000 Active 15 DOM
4. 2026-06-15
   days on market $147,000 Active 14 DOM
5. 2026-06-13
   days on market $147,000 Active 12 DOM
6. 2026-06-13
   days on market $147,000 Active 11 DOM
7. 2026-06-10
   days on market $147,000 Active 9 DOM
8. 2026-06-09
   days on market $147,000 Active 8 DOM
9. 2026-06-08
   status $147,000 Active 7 DOM
10. 2026-03-23
    status Pending
11. 2026-03-16
    listed $147,000 Active
12. 2018-08-23
    soldstatus $98,000
13. 2018-07-20
    soldstatus $98,000 Closed Sale or Rented 370-char remark

    Show marketing remark (370 chars)

    Great investment opportunity to own this well maintained, two-family home in an incredible West Side location. Located within steps of Sweetness 7, Guercio's, Rust Belt Books and more. This home offers upper and lower porches for relaxation, including new water supply (2017), new roof (2014), newer hot water tanks (2014 & 2012) and newer upstairs furnace (2004).

14. 2018-07-02
    status Pending Sale 370-char remark

    Show marketing remark (370 chars)

    Great investment opportunity to own this well maintained, two-family home in an incredible West Side location. Located within steps of Sweetness 7, Guercio's, Rust Belt Books and more. This home offers upper and lower porches for relaxation, including new water supply (2017), new roof (2014), newer hot water tanks (2014 & 2012) and newer upstairs furnace (2004).

15. 2018-06-18
    status Under Contract- Do Not Show 370-char remark

    Show marketing remark (370 chars)

    Great investment opportunity to own this well maintained, two-family home in an incredible West Side location. Located within steps of Sweetness 7, Guercio's, Rust Belt Books and more. This home offers upper and lower porches for relaxation, including new water supply (2017), new roof (2014), newer hot water tanks (2014 & 2012) and newer upstairs furnace (2004).

16. 2018-06-04
    price $99,900 370-char remark

    Show marketing remark (370 chars)

    Great investment opportunity to own this well maintained, two-family home in an incredible West Side location. Located within steps of Sweetness 7, Guercio's, Rust Belt Books and more. This home offers upper and lower porches for relaxation, including new water supply (2017), new roof (2014), newer hot water tanks (2014 & 2012) and newer upstairs furnace (2004).

17. 2018-05-01
    listed $109,000 Active 370-char remark

    Show marketing remark (370 chars)

    Great investment opportunity to own this well maintained, two-family home in an incredible West Side location. Located within steps of Sweetness 7, Guercio's, Rust Belt Books and more. This home offers upper and lower porches for relaxation, including new water supply (2017), new roof (2014), newer hot water tanks (2014 & 2012) and newer upstairs furnace (2004).

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $1,536 · $128/mo
• Expected delta: +$948/yr (+$79/mo · 161.1%)

ⓘ 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 ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,032
• − Mortgage interest: −$8,234
• − Property taxes: −$588
• − Insurance: −$735
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$4,276
• Taxable income: $5,513
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $6,298/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): 24,107
• Household income: $53,870
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1501.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 20% Black 18% Asian 12% Two or more races 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 1%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 16% · Philippines, Canada, India
• Languages at home: 68% English-only · Spanish 12% Other Asian/Pacific 7% Arabic 3%

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: ▲ 7.51%
• Current HPI: 448.4879
• Rent YoY: ▼ -0.49%
• 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

+34.9% since first listed

8 events — show timeline

• 2026-03-23 Pending — WNYREIS
• 2026-03-16 Listed $147,000 WNYREIS
• 2018-08-23 Sold (Public Records) $98,000 Public Records
• 2018-07-20 Sold (MLS) $98,000 WNYREIS
• 2018-07-02 Pending — WNYREIS
• 2018-06-18 Pending — WNYREIS
• 2018-06-04 Price Changed $99,900 WNYREIS
• 2018-05-01 Listed $109,000 WNYREIS

Property tax history

+13.4%/yr

Latest (2025): $588 · +0.0% YoY. Source: county tax records.