6 Humason Ave · Buffalo, NY 14211

$129,900

4 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 66 Days on market

Built 1918 3,000 sqft lot $120/sqft · 24% below area Est $170k · 24% under

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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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• 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 6 Humason Ave in the City of Buffalo! This 3-bedroom, 1-bath single-family home offers a great opportunity for both owner-occupants and investors alike. The property features a full basement, solid mechanics, and a mix of hardwood and vinyl flooring throughout. Enjoy the inviting open front porch perfect for relaxing outdoors. Currently rented for $1,160 per month, this home provides immediate income potential while offering the flexibility for future owner occupancy. Conveniently located near public transportation, shopping, and everyday amenities.

Key facts

• Full basement
• Open front porch
• 3,000 sq ft lot

Tags

• FULL BASEMENT
• OPEN FRONT PORCH
• HARDWOOD AND VINYL FLOORING
• IMMEDIATE INCOME POTENTIAL

🏷️ Possibly a rental listed for sale. The $129,900 price doesn't fit this home's estimated sale value (~$170,294) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,468/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 $4k of equity ($898 loan paydown + $3k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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: 1.13% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $170,294
• List price: $129,900
• Delta: -23.72%
• 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
59 Fisher St	0.38mi	3/1.0 (-1)	1,100 (+2%)	1mo	$195,000	$177	74
74 Domedion Ave	0.17mi	3/1.0 (-1)	1,196 (+10%)	4mo	$120,000	$100	67
76 Humason Ave	0.14mi	3/1.0 (-1)	1,212 (+12%)	4mo	$125,000	$103	66
87 Hagen St	0.47mi	3/1.0 (-1)	1,121 (+3%)	4mo	$120,000	$107	64
1003 Walden Ave	0.50mi	3/1.0 (-1)	1,130 (+4%)	0mo	$70,000	$62	64
54 Andrews Ave	0.52mi	3/2.5 (-1)	1,062 (-2%)	4mo	$70,000	$66	58
40 Hedwig Ave	0.59mi	3/1.0 (-1)	1,029 (-5%)	2mo	$162,000	$157	57
49 Erb St	0.39mi	3/1.0 (-1)	1,216 (+12%)	6mo	$155,000	$127	52
133 Freund St	0.50mi	3/2.0 (-1)	1,143 (+5%)	8mo	$130,000	$114	51
141 Hagen St	0.52mi	3/1.0 (-1)	961 (-11%)	8mo	$90,000	$94	45
98 E End Ave	0.51mi	3/2.0 (-1)	1,217 (+12%)	2mo	$160,000	$131	45
47 Hedwig Ave	0.59mi	3/1.5 (-1)	940 (-13%)	1mo	$133,250	$142	42

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: 13.2%
• Equity multiple: 1.71×
• Total profit: $25,928
• Equity at exit: $51,582

10-year hold

• IRR: 15.8%
• Equity multiple: 3.12×
• Total profit: $77,287
• Equity at exit: $74,545

Cash invested: $36,372 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $262

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 77%

Sensitivity live

Price	-10% $352	-5% $307	+0% $262	+5% $217	+10% $172
Rent	-10% $146	-5% $204	+0% $262	+5% $320	+10% $378
Rate	-1.0pp $327	-0.5pp $295	base $262	+0.5pp $228	+1.0pp $194

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	44d	1	0.44mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	44d	1	0.56mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	24d	1	0.62mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	4d	1	0.62mi
1202 Walden Ave Unit 2 Buffalo, NY	3.0	1.0	800	$1,350	$1.69	44d	1	0.62mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	0.62mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	12d	1	0.63mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	1.17mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	1.24mi
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	11d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $129,900 Active 66 DOM
2. 2026-06-17
   days on market $129,900 Active 65 DOM
3. 2026-06-16
   days on market $129,900 Active 64 DOM
4. 2026-06-15
   days on market $129,900 Active 63 DOM
5. 2026-06-13
   days on market $129,900 Active 61 DOM
6. 2026-06-13
   days on market $129,900 Active 60 DOM
7. 2026-06-10
   days on market $129,900 Active 58 DOM
8. 2026-06-09
   days on market $129,900 Active 57 DOM
9. 2026-06-08
   days on market $129,900 Active 56 DOM
10. 2026-06-07
    pricedays on market $129,900 Active 55 DOM
11. 2026-06-03
    days on market $134,000 Active 51 DOM
12. 2026-06-02
    days on market $134,000 Active 50 DOM
13. 2026-06-01
    days on market $134,000 Active 49 DOM
14. 2026-05-31
    days on market $134,000 Active 48 DOM
15. 2026-04-13
    listed $134,000 Active 566-char remark

    Show marketing remark (566 chars)

    Welcome to 6 Humason Ave in the City of Buffalo! This 3-bedroom, 1-bath single-family home offers a great opportunity for both owner-occupants and investors alike. The property features a full basement, solid mechanics, and a mix of hardwood and vinyl flooring throughout. Enjoy the inviting open front porch perfect for relaxing outdoors. Currently rented for $1,160 per month, this home provides immediate income potential while offering the flexibility for future owner occupancy. Conveniently located near public transportation, shopping, and everyday amenities.

16. 2021-03-01
    soldstatus $830,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $17,613
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$3,779
• Taxable income: $1,142
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $2,868/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

-83.9% since first listed

2 events — show timeline

• 2026-04-13 Listed $134,000 WNYREIS
• 2021-03-01 Sold (Public Records) $830,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $202 · +0.0% YoY. Source: county tax records.