12 Humason Ave · Buffalo, NY 14211

$126,000

3 bd · 1.0 ba · 1,083 sqft · SingleFamily public records · 77 Days on market

Built 1918 3,000 sqft lot $116/sqft · 28% below area Est $174k · 28% 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• Appreciation +6.0/10.0
• 1% rule +5.8/10.0
• 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 12 Humason Street! This well maintained four bedroom, two full bath home is located in the desirable Schiller Park neighborhood. The functional layout offers two bedrooms and one full bathroom on each level, along with a spacious living room and kitchen that provide comfortable everyday living. Recent updates include a newer roof, a hot water tank installed in 2022, and newer windows. The dry basement features a sump pump, and the home also offers low maintenance vinyl siding and a generously sized backyard. Great for an owner occupant or add it to your portfolio. Home was previously rented for $1350/mo.

Key facts

• Hot water tank
• Sump pump
• Newer roof

Tags

• NEWER ROOF
• HOT WATER TANK
• NEWER WINDOWS
• DRY BASEMENT
• SUMP PUMP
• LOW MAINTENANCE VINYL SIDING

🏷️ Possibly a rental listed for sale. The $126,000 price doesn't fit this home's estimated sale value (~$174,081) 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 $126k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $118k (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; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $1,364/mo this rent would consume 45% 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 $3k of equity ($871 loan paydown + $3k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $126k implies a 1226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $174,081
• List price: $126,000
• Delta: -27.62%
• 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	0.37mi	3/1.0	1,100 (+2%)	1mo	$195,000	$177	79
74 Domedion Ave	0.16mi	3/1.0	1,196 (+10%)	4mo	$120,000	$100	72
76 Humason Ave	0.13mi	3/1.0	1,212 (+12%)	4mo	$125,000	$103	71
87 Hagen St	0.46mi	3/1.0	1,121 (+4%)	4mo	$120,000	$107	69
1003 Walden Ave	0.52mi	3/1.0	1,130 (+4%)	0mo	$70,000	$62	68
54 Andrews Ave	0.51mi	3/2.5	1,062 (-2%)	4mo	$70,000	$66	64
40 Hedwig Ave	0.59mi	3/1.0	1,029 (-5%)	2mo	$162,000	$157	62
49 Erb St	0.38mi	3/1.0	1,216 (+12%)	6mo	$155,000	$127	57
42 Carol Dr	0.74mi	3/1.5	1,112 (+3%)	5mo	$220,000	$198	55
98 E End Ave	0.50mi	3/2.0	1,217 (+12%)	2mo	$160,000	$131	50
64 Westchester Dr	0.62mi	2/1.0 (-1)	1,194 (+10%)	2mo	$190,000	$159	47
47 Hedwig Ave	0.60mi	3/1.5	940 (-13%)	1mo	$133,250	$142	47

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: 11.6%
• Equity multiple: 1.63×
• Total profit: $22,163
• Equity at exit: $50,033

10-year hold

• IRR: 14.4%
• Equity multiple: 2.94×
• Total profit: $68,517
• Equity at exit: $72,307

Cash invested: $35,280 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$661
• Tax est. 1.5%: −$158 /mo · $1,890/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $207

Break-even live

Break-even rent $1,102

Max offer price $126,000

Occupancy floor 80%

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	16d	1	0.37mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	43d	1	0.44mi
56 Hagen St #2 Buffalo, NY	2.0	1.0	850	$950	$1.12	43d	1	0.45mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	43d	1	0.56mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	43d	1	0.60mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	0.62mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	23d	1	0.62mi
1202 Walden Ave Unit 2 Buffalo, NY	3.0	1.0	800	$1,350	$1.69	43d	1	0.62mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	16d	1	0.62mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	11d	1	0.63mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	43d	1	0.68mi
11 Kaufman Dr Buffalo, NY	2.0	1.0	900	$1,500	$1.67	43d	1	0.73mi
160 Courtland Ave Buffalo, NY	2.0	1.0	810	$1,025	$1.27	14d	1	0.80mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	3d	1	0.84mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	43d	1	1.09mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	43d	1	1.17mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	43d	1	1.24mi
2935 Genesee St Unit Up Buffalo, NY	2.0	1.0	1400	$1,400	$1.00	10d	1	1.38mi
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	10d	1	1.49mi

Listing history 5 events

1. 2026-05-18
   status Pending 622-char remark

   Show marketing remark (622 chars)

   Welcome to 12 Humason Street! This well maintained four bedroom, two full bath home is located in the desirable Schiller Park neighborhood. The functional layout offers two bedrooms and one full bathroom on each level, along with a spacious living room and kitchen that provide comfortable everyday living. Recent updates include a newer roof, a hot water tank installed in 2022, and newer windows. The dry basement features a sump pump, and the home also offers low maintenance vinyl siding and a generously sized backyard. Great for an owner occupant or add it to your portfolio. Home was previously rented for $1350/mo.

2. 2026-03-02
   listed $126,000 Active 622-char remark

   Show marketing remark (622 chars)

   Welcome to 12 Humason Street! This well maintained four bedroom, two full bath home is located in the desirable Schiller Park neighborhood. The functional layout offers two bedrooms and one full bathroom on each level, along with a spacious living room and kitchen that provide comfortable everyday living. Recent updates include a newer roof, a hot water tank installed in 2022, and newer windows. The dry basement features a sump pump, and the home also offers low maintenance vinyl siding and a generously sized backyard. Great for an owner occupant or add it to your portfolio. Home was previously rented for $1350/mo.

3. 2026-03-02
   historical

   Show marketing remark (622 chars)

   Welcome to 12 Humason Street! This well maintained four bedroom, two full bath home is located in the desirable Schiller Park neighborhood. The functional layout offers two bedrooms and one full bathroom on each level, along with a spacious living room and kitchen that provide comfortable everyday living. Recent updates include a newer roof, a hot water tank installed in 2022, and newer windows. The dry basement features a sump pump, and the home also offers low maintenance vinyl siding and a generously sized backyard. Great for an owner occupant or add it to your portfolio. Home was previously rented for $1350/mo.

4. 2025-12-31
   listed $126,000 Active
5. 2009-11-05
   soldstatus $9,500

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 57% 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: $16,372
• − Mortgage interest: −$7,058
• − Property taxes: −$1,890
• − Insurance: −$630
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,665
• Taxable income: $509
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $2,363/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

+1226.3% since first listed

5 events — show timeline

• 2026-05-18 Pending — WNYREIS
• 2026-03-02 Listing Removed — WNYREIS
• 2026-03-02 Listed $126,000 WNYREIS
• 2025-12-31 Listed $126,000 WNYREIS
• 2009-11-05 Sold (Public Records) $9,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $196 · +0.0% YoY. Source: county tax records.