52 Kamper Ave · Buffalo, NY 14210

$209,900

6 bd · 2.0 ba · 2,244 sqft · MultiFamily public records · 30 Days on market

Built 1920 3,150 sqft lot $94/sqft · 36% below area Est $329k · 36% 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 +10.0/10.0
• 1% rule +8.3/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Fantastic Double on neighborhood street! Great for owner occupied or investor, this 2-unit has been beautifully updated. Lower unit offers living room and dining room with beautiful stained glass windows, Hardwood floors, update kitchen with costume cabinets and lot of counter space, update bathroom with clawfoot tub and high end vanity faucets and fixtures, and Three bedrooms, Upstairs has large living and dining room loads of natural light, beautiful stained glass windows and original pocket doors to divided living and dining space, new updated custom kitchen with lot of counter space and update bathroom, new flooring and carpets , Full clean basement With separate utilities, Update electric and modern mechanical, young roof, exterior recently painted. This one won't last! Showings begin Friday 11/27/20 Come view it today!

Key facts

• Large apartments
• Separate utilities
• Eat-in kitchens

Tags

• TWO-FAMILY PROPERTY
• LARGE APARTMENTS
• EAT-IN KITCHENS
• SEPARATE UTILITIES
• FULL BASEMENT
• SEPARATE LAUNDRY HOOKUPS

Property features AI

Finance

• Financial info: Owner pays water and trash collection; Rent includes water and trash collection; Two-unit property with separate gas and electric meters; Operating expenses may include maintenance, professional management, and water/sewer

Exterior

• Parking: One parking space
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: Two-story multifamily building; Resale property
• Construction: Composite siding; Asphalt roof
• Exterior features: Partial fencing; Covered and open porch; Fence

Interior

• Kitchen: Eat-in kitchen in each unit; Gas water heater
• Bedrooms: Two 3-bedroom units (each with dining area, eat-in kitchen, living room, and porch)
• Flooring: Carpet; Laminate; Varies
• Bathrooms: Each unit has 1 full bathroom (2 full bathrooms total)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $967 ($12k/yr) — positive. Per door: $483/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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 rising fast (+12.7%/yr); 94 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,786/mo this rent would consume 62% of the median local household income ($54k/yr) (locally 959% 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 $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $59k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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 $162k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,751 (1.5% below list)

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 1920 — 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: 1.33% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.74%
• DSCR: 1.88
• GRM: 6.3

CMA / ARV

• ARV (median comp): $329,437
• List price: $209,900
• Delta: -36.29%
• 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
42 Mineral Spring Rd	0.27mi	6/2.0	2,278 (+2%)	0mo	$300,000	$132	84
26 Kamper Ave	0.05mi	6/2.0	2,394 (+7%)	3mo	$179,000	$75	84
219 Stevenson St	0.33mi	6/2.0	2,332 (+4%)	6mo	$190,000	$81	73
71 Buffum St	0.26mi	5/2.0 (-1)	2,136 (-5%)	6mo	$160,000	$75	70
110 Armin Pl	0.45mi	5/2.0 (-1)	2,366 (+5%)	1mo	$235,000	$99	64
389 Cumberland Ave	0.45mi	5/2.0 (-1)	2,328 (+4%)	5mo	$280,000	$120	64
154 Chamberlin Dr	0.74mi	5/2.0 (-1)	2,182 (-3%)	2mo	$242,400	$111	54
96 Stevenson St	0.49mi	6/2.0	2,496 (+11%)	6mo	$272,096	$109	53
260 Indian Church Rd	0.57mi	6/2.0	2,488 (+11%)	4mo	$217,000	$87	52
75 Juniata Pl	0.60mi	6/2.0	2,544 (+13%)	2mo	$245,000	$96	48
132 Edson St	0.53mi	7/3.0 (+1)	2,480 (+10%)	2mo	$210,000	$85	47
18 Sage Ave	0.56mi	6/2.0	2,578 (+15%)	4mo	$164,500	$64	46

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 41.4%
• Equity multiple: 4.24×
• Total profit: $190,525
• Equity at exit: $189,095

10-year hold

• IRR: 37.6%
• Equity multiple: 10.34×
• Total profit: $548,935
• Equity at exit: $407,790

Cash invested: $58,772 (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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,786 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$46 /mo · $551/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $967

Break-even live

Break-even rent $1,562

Max offer price $209,900

Occupancy floor 60%

Sensitivity live

Price	-10% $1,086	-5% $1,026	+0% $967	+5% $907	+10% $848
Rent	-10% $747	-5% $857	+0% $967	+5% $1,077	+10% $1,187
Rate	-1.0pp $1,072	-0.5pp $1,020	base $967	+0.5pp $912	+1.0pp $857

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,786
Total (2 units)			$2,786

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-13
   status $209,900 Pending 30 DOM
2. 2026-06-10
   days on market $209,900 Active 30 DOM
3. 2026-06-09
   days on market $209,900 Active 29 DOM
4. 2026-06-08
   days on market $209,900 Active 28 DOM
5. 2026-06-07
   days on market $209,900 Active 27 DOM
6. 2026-06-03
   days on market $209,900 Active 23 DOM
7. 2026-06-02
   days on market $209,900 Active 22 DOM
8. 2026-06-01
   days on market $209,900 Active 21 DOM
9. 2026-05-31
   days on market $209,900 Active 20 DOM
10. 2026-05-18
    price $209,900 789-char remark
11. 2026-05-11
    listed $219,900 Active 789-char remark
12. 2025-04-02
    historical $1,350
13. 2025-04-01
    listed $1,350
14. 2025-02-28
    historical $1,350
15. 2025-02-14
    listed $1,350
16. 2022-06-17
    status Pending Sale
17. 2022-05-01
    status Under Contract- Do Not Show
18. 2022-05-01
    historical
19. 2022-04-08
    listed $179,900 Active
20. 2021-02-24
    soldstatus $162,500 Closed Sale or Rented

    Show marketing remark (837 chars)

    Fantastic Double on neighborhood street! Great for owner occupied or investor, this 2-unit has been beautifully updated. Lower unit offers living room and dining room with beautiful stained glass windows, Hardwood floors, update kitchen with costume cabinets and lot of counter space, update bathroom with clawfoot tub and high end vanity faucets and fixtures, and Three bedrooms, Upstairs has large living and dining room loads of natural light, beautiful stained glass windows and original pocket doors to divided living and dining space, new updated custom kitchen with lot of counter space and update bathroom, new flooring and carpets , Full clean basement With separate utilities, Update electric and modern mechanical, young roof, exterior recently painted. This one won't last! Showings begin Friday 11/27/20 Come view it today!

21. 2021-02-24
    soldstatus $162,500

    Show marketing remark (837 chars)

    Fantastic Double on neighborhood street! Great for owner occupied or investor, this 2-unit has been beautifully updated. Lower unit offers living room and dining room with beautiful stained glass windows, Hardwood floors, update kitchen with costume cabinets and lot of counter space, update bathroom with clawfoot tub and high end vanity faucets and fixtures, and Three bedrooms, Upstairs has large living and dining room loads of natural light, beautiful stained glass windows and original pocket doors to divided living and dining space, new updated custom kitchen with lot of counter space and update bathroom, new flooring and carpets , Full clean basement With separate utilities, Update electric and modern mechanical, young roof, exterior recently painted. This one won't last! Showings begin Friday 11/27/20 Come view it today!

22. 2020-12-09
    status Under Contract- Do Not Show

    Show marketing remark (837 chars)

    Fantastic Double on neighborhood street! Great for owner occupied or investor, this 2-unit has been beautifully updated. Lower unit offers living room and dining room with beautiful stained glass windows, Hardwood floors, update kitchen with costume cabinets and lot of counter space, update bathroom with clawfoot tub and high end vanity faucets and fixtures, and Three bedrooms, Upstairs has large living and dining room loads of natural light, beautiful stained glass windows and original pocket doors to divided living and dining space, new updated custom kitchen with lot of counter space and update bathroom, new flooring and carpets , Full clean basement With separate utilities, Update electric and modern mechanical, young roof, exterior recently painted. This one won't last! Showings begin Friday 11/27/20 Come view it today!

23. 2020-11-25
    listed $159,900 Active

    Show marketing remark (837 chars)

    Fantastic Double on neighborhood street! Great for owner occupied or investor, this 2-unit has been beautifully updated. Lower unit offers living room and dining room with beautiful stained glass windows, Hardwood floors, update kitchen with costume cabinets and lot of counter space, update bathroom with clawfoot tub and high end vanity faucets and fixtures, and Three bedrooms, Upstairs has large living and dining room loads of natural light, beautiful stained glass windows and original pocket doors to divided living and dining space, new updated custom kitchen with lot of counter space and update bathroom, new flooring and carpets , Full clean basement With separate utilities, Update electric and modern mechanical, young roof, exterior recently painted. This one won't last! Showings begin Friday 11/27/20 Come view it today!

24. 2019-12-31
    soldstatus $40,450 Closed Sale or Rented
25. 2019-10-24
    status Pending Sale
26. 2019-10-23
    status Active
27. 2019-09-04
    status Pending Sale
28. 2019-08-29
    listed $40,450 Active

ⓘ 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: $551 · $46/mo
• Projected year-2 tax: $2,049 · $171/mo
• Expected delta: +$1,498/yr (+$125/mo · 271.6%)

ⓘ 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) · 24% 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: $33,432
• − Mortgage interest: −$11,758
• − Property taxes: −$551
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,675
• − Management: −$2,675
• − Depreciation: −$6,106
• Taxable income: $8,618
• Est. tax owed @ 24.0%: −$2,068
• After-tax cash flow: $9,533/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): 15,563
• Household income: $54,197
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 959.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 21% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Other Indo-European 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: ▲ 52.34%
• Current HPI: 431.7951
• Rent YoY: ▲ 12.67%
• 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

+418.9% since first listed

20 events — show timeline

• 2026-06-10 Pending — WNYREIS
• 2026-05-18 Price Changed $209,900 WNYREIS
• 2026-05-11 Listed $219,900 WNYREIS
• 2025-04-02 Rental Removed $1,350 WNYREIS
• 2025-04-01 Listed for Rent $1,350 WNYREIS
• 2025-02-28 Rental Removed $1,350 WNYREIS
• 2025-02-14 Listed for Rent $1,350 WNYREIS
• 2022-06-17 Pending — WNYREIS
• 2022-05-01 Pending — WNYREIS
• 2022-05-01 Listing Removed — WNYREIS
• 2022-04-08 Listed $179,900 WNYREIS
• 2021-02-24 Sold (Public Records) $162,500 Public Records
• 2021-02-24 Sold (MLS) $162,500 WNYREIS
• 2020-12-09 Pending — WNYREIS
• 2020-11-25 Listed $159,900 WNYREIS
• 2019-12-31 Sold (MLS) $40,450 WNYREIS
• 2019-10-24 Pending — WNYREIS
• 2019-10-23 Relisted — WNYREIS
• 2019-09-04 Pending — WNYREIS
• 2019-08-29 Listed $40,450 WNYREIS

Property tax history

+7.9%/yr

Latest (2025): $551 · +72.6% YoY. Source: county tax records.