112 Herkimer St · Buffalo, NY 14213

$179,000

5 bd · 2.0 ba · 2,525 sqft · MultiFamily public records · 160 Days on market

Built 1880 Fair condition 4,500 sqft lot $71/sqft · 53% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.4/5.0
• Condition / age +2.2/5.0

Multi-family units

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

Listing remarks

Welcome to 112 Herkimer Street, a spacious and historic multi-family property located in the heart of Buffalo’s vibrant West Side. Built in 1880, this \ duplex offers 2,525 square feet of living space across two stories, featuring 7 bedrooms and 2 full bathrooms—perfect for owner-occupants, investors, or multi generational living. Both units feature bonus rooms that are suitable for sleeping. Situated on a 4,500 sq ft lot, the home boasts vinyl siding exterior a large backyard and parking area. Key Features: 7 Bedrooms, 2 Full The upper unit is a vacant 5 bedroom apartment.

Key facts

• Large backyard
• Near local shops
• Off-street parking

Tags

• HISTORIC MULTI-FAMILY PROPERTY
• VINYL SIDING EXTERIOR
• LARGE BACKYARD
• OFF-STREET PARKING
• HOT AIR HEATING SYSTEM
• NEAR LOCAL SHOPS

What this means for you Summary

Snapshot

• This is a 1×4bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $179k. Condition is rated fair.
• This rent per unit runs 34% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $688/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 6.8% 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.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: Rents soft (-0.5%/yr); 278 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $13k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $179k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.72% ✓
• Cap rate: 15.52%
• Cash-on-cash: 32.95%
• DSCR: 2.47
• GRM: 4.9

CMA / ARV

• ARV (median comp): $380,426
• List price: $179,000
• Delta: -52.95%
• 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
166 Herkimer St	0.09mi	5/2.0	2,376 (-6%)	4mo	$195,000	$82	82
67 Barton St	0.09mi	6/2.0 (+1)	2,420 (-4%)	5mo	$170,000	$70	80
207 Rhode Island St	0.55mi	5/2.0	2,436 (-4%)	7mo	$295,500	$121	63
298 Massachusetts Ave	0.33mi	5/2.0	2,221 (-12%)	5mo	$220,000	$99	60
238 Barton St	0.24mi	6/2.0 (+1)	2,246 (-11%)	6mo	$195,000	$87	60
894 Prospect Ave	0.50mi	6/3.0 (+1)	2,600 (+3%)	4mo	$150,000	$58	60
315 Herkimer St	0.39mi	6/2.0 (+1)	2,303 (-9%)	6mo	$148,000	$64	57
457 Vermont St	0.65mi	4/2.0 (-1)	2,288 (-9%)	1mo	$223,300	$98	48
440 W Utica St Unit S	0.64mi	4/3.0 (-1)	2,371 (-6%)	5mo	$380,000	$160	47
371 Potomac Ave	0.69mi	4/2.0 (-1)	2,266 (-10%)	2mo	$262,500	$116	44
193 Vermont St	0.67mi	5/3.0	2,146 (-15%)	4mo	$305,000	$142	36
412 Ashland Ave	0.74mi	6/3.0 (+1)	2,838 (+12%)	2mo	$465,000	$164	35

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: 43.8%
• Equity multiple: 3.93×
• Total profit: $146,784
• Equity at exit: $130,092

10-year hold

• IRR: 38.4%
• Equity multiple: 7.86×
• Total profit: $344,066
• Equity at exit: $252,801

Cash invested: $50,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 39 active · 33 under contract
• Months of supply: 13.0 mo (8%/mo absorbed)
• Median asking: $219,900 ($91/sqft)
• Median days on market: 71 d
• This list price: 31% of active listings are priced below it
• ARV vs active asking: +65.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 278
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,073 high
• Mortgage (P&I): −$939
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $1,376

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

Units	Beds	Baths	Est. rent
1× unit	4	1	$1,625
1× unit	3	1	$1,449
Total (2 units)			$3,073

Break-even live

Break-even rent $1,331

Max offer price $179,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,478	-5% $1,427	+0% $1,376	+5% $1,326	+10% $1,275
Rent	-10% $1,134	-5% $1,255	+0% $1,376	+5% $1,498	+10% $1,619
Rate	-1.0pp $1,467	-0.5pp $1,422	base $1,376	+0.5pp $1,330	+1.0pp $1,283

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: $44,750
• Closing costs: $5,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 W Ferry St Buffalo, NY	4.0	1.0	3484	$1,395	$0.40	0d	1	0.05mi
222 W Ferry St Buffalo, NY	4.0	1.0	—	$1,550	—	138d	1	0.05mi
267 Breckenridge St Buffalo, NY	2.0	1.0	—	$1,695	—	164d	1	0.08mi
166 Herkimer St Buffalo, NY	3.0	1.0	2376	$1,700	$0.72	6d	1	0.08mi
262 Breckenridge St Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	10d	1	0.09mi
262 Breckenridge St Buffalo, NY	3.0	1.0	2112	$1,450	$0.69	55d	1	0.09mi
262 Breckenridge St Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	29d	1	0.09mi
67 Herkimer St Buffalo, NY	3.0	1.0	1000	$1,200	$1.20	10d	1	0.10mi
15 Auchinvole Ave Unit upper Buffalo, NY	2.0	1.0	—	$1,450	—	184d	1	0.11mi
160 W Ferry St Buffalo, NY	2.0	1.0	8192	$1,100	$0.13	155d	1	0.15mi
308 Breckenridge St Buffalo, NY	3.0	1.0	—	$1,095	—	143d	1	0.16mi
67 Arkansas St Buffalo, NY	3.0	1.0	2148	$1,300	$0.61	103d	1	0.16mi
26 Sherwood St Buffalo, NY	3.0	1.0	1250	$1,200	$0.96	25d	1	0.17mi
26 Sherwood St Buffalo, NY	3.0	1.0	1250	$1,200	$0.96	2d	1	0.17mi
325 Breckenridge St Buffalo, NY	2.0	1.0	1000	$1,200	$1.20	55d	1	0.18mi
66 California St Buffalo, NY	2.0	1.0	1600	$1,150	$0.72	6d	1	0.18mi
196 Auburn Ave Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	184d	1	0.19mi
310 Hampshire St Apt 3 Buffalo, NY	3.0	1.0	1200	$1,500	$1.25	184d	1	0.19mi
77 California St Unit 1 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	184d	1	0.20mi
228 Herkimer St Buffalo, NY	3.0	1.0	—	$1,425	—	1d	1	0.21mi
46 Congress St #1 Buffalo, NY	2.0	1.0	—	$949	—	23d	1	0.21mi
46 Congress St #1 Buffalo, NY	2.0	1.0	—	$949	—	0d	1	0.21mi
339 Hampshire St Unit 1 Buffalo, NY	3.0	1.0	—	$1,250	—	55d	1	0.22mi
339 Hampshire St Unit 2 Buffalo, NY	3.0	1.0	—	$1,300	—	55d	1	0.22mi
339 Hampshire St Unit 1 Buffalo, NY	3.0	1.0	—	$1,250	—	10d	1	0.22mi
1000 West Ave Buffalo, NY	3.0	1.0	2160	$3,500	$1.62	6d	1	0.25mi
375 Hampshire St Buffalo, NY	3.0	1.0	1200	$1,100	$0.92	184d	1	0.25mi
19 California St Unit 1 Buffalo, NY	4.0	1.0	—	$1,499	—	10d	1	0.25mi
155 Lafayette Ave Buffalo, NY	3.0	1.0	1216	$1,650	$1.36	133d	1	0.27mi
378 Breckenridge St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,400	$1.40	10d	1	0.28mi
872 West Ave Apt 3 Buffalo, NY	2.0	1.0	1000	$1,100	$1.10	10d	1	0.28mi
220 Grant St Apt 6 Buffalo, NY	2.0	1.0	1200	$1,900	$1.58	0d	1	0.29mi
850 West Ave Apt 4 Buffalo, NY	2.0	1.0	900	$950	$1.06	10d	1	0.31mi
850 West Ave Apt 4 Buffalo, NY	2.0	1.0	900	$950	$1.06	31d	1	0.31mi
13 Hoyt St Buffalo, NY	4.0	1.0	2848	$1,675	$0.59	7d	1	0.32mi
11 Hoyt St Buffalo, NY	4.0	1.0	2848	$1,775	$0.62	155d	1	0.32mi
136 Parkdale Ave Unit 4 Buffalo, NY	2.0	1.0	—	$950	—	155d	1	0.32mi
348 Auburn Ave Buffalo, NY	3.0	1.0	1200	$1,300	$1.08	52d	1	0.32mi
352 Auburn Ave Unit 1 Buffalo, NY	3.0	1.0	1000	$1,375	$1.38	6d	1	0.33mi
352 Auburn Ave Buffalo, NY	3.0	1.0	—	$1,250	—	122d	1	0.33mi

Property features AI

Finance

• Financial info: Owner pays trash collection and water for unitsOperating expenses include professional management, trash, and water/sewerOne unit is marketed month-to-month with rent listed at $1,025

Exterior

• Parking: Concrete parking area
• Utilities: Public water connectedSewer connected
• Home design: Two-story buildingExisting conditionVinyl siding
• Construction: Vinyl siding construction
• Exterior features: Rectangular residential lotNear public transitCity street frontage

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: Two 2-bedroom units (each unit)Unit 1 includes living room and porch
• Flooring: CarpetLaminateVinylVaries
• Bathrooms: Each unit has one full bathroom (2 full bathrooms total)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basementVaried flooring throughout
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-11-08
   days on market $179,000 Active 160 DOM
2. 2026-11-07
   days on market $179,000 Active 159 DOM
3. 2026-11-06
   days on market $179,000 Active 158 DOM
4. 2026-11-05
   days on market $179,000 Active 157 DOM
5. 2026-11-04
   days on market $179,000 Active 156 DOM
6. 2026-11-02
   days on market $179,000 Active 154 DOM
7. 2026-11-01
   days on market $179,000 Active 153 DOM
8. 2026-10-31
   days on market $179,000 Active 152 DOM
9. 2026-10-30
   days on market $179,000 Active 151 DOM
10. 2026-10-29
    days on market $179,000 Active 150 DOM
11. 2026-10-28
    days on market $179,000 Active 149 DOM
12. 2026-10-27
    days on market $179,000 Active 148 DOM
13. 2026-10-26
    days on market $179,000 Active 147 DOM
14. 2026-10-26
    days on market $179,000 Active 146 DOM
15. 2026-10-24
    days on market $179,000 Active 145 DOM
16. 2026-10-23
    days on market $179,000 Active 144 DOM
17. 2026-10-22
    days on market $179,000 Active 143 DOM
18. 2026-10-21
    days on market $179,000 Active 142 DOM
19. 2026-10-20
    days on market $179,000 Active 141 DOM
20. 2026-10-19
    days on market $179,000 Active 140 DOM
21. 2026-10-18
    days on market $179,000 Active 139 DOM
22. 2026-10-17
    days on market $179,000 Active 138 DOM
23. 2026-10-16
    days on market $179,000 Active 137 DOM
24. 2026-10-15
    pricedays on market $179,000 Active 136 DOM
25. 2026-10-14
    days on market $189,000 Active 135 DOM
26. 2026-10-13
    days on market $189,000 Active 134 DOM
27. 2026-10-12
    days on market $189,000 Active 133 DOM
28. 2026-10-11
    days on market $189,000 Active 132 DOM
29. 2026-10-10
    days on market $189,000 Active 131 DOM
30. 2026-10-09
    days on market $189,000 Active 130 DOM
31. 2026-10-08
    days on market $189,000 Active 129 DOM
32. 2026-10-07
    days on market $189,000 Active 128 DOM
33. 2026-10-06
    days on market $189,000 Active 127 DOM
34. 2026-10-05
    days on market $189,000 Active 126 DOM
35. 2026-10-04
    days on market $189,000 Active 125 DOM
36. 2026-10-03
    days on market $189,000 Active 124 DOM
37. 2026-10-02
    days on market $189,000 Active 123 DOM
38. 2026-10-01
    days on market $189,000 Active 122 DOM
39. 2026-09-30
    days on market $189,000 Active 121 DOM
40. 2026-09-29
    days on market $189,000 Active 120 DOM
41. 2026-09-28
    days on market $189,000 Active 119 DOM
42. 2026-09-27
    days on market $189,000 Active 118 DOM
43. 2026-09-25
    days on market $189,000 Active 116 DOM
44. 2026-09-24
    days on market $189,000 Active 115 DOM
45. 2026-09-23
    days on market $189,000 Active 114 DOM
46. 2026-09-22
    days on market $189,000 Active 113 DOM
47. 2026-09-21
    days on market $189,000 Active 112 DOM
48. 2026-09-20
    days on market $189,000 Active 111 DOM
49. 2026-09-19
    days on market $189,000 Active 110 DOM
50. 2026-09-18
    days on market $189,000 Active 109 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: $456 · $38/mo
• Projected year-2 tax: $1,740 · $145/mo
• Expected delta: +$1,285/yr (+$107/mo · 281.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% 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 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,876
• − Mortgage interest: −$10,027
• − Property taxes: −$456
• − Insurance: −$895
• − Repairs & maintenance: −$2,950
• − Management: −$2,950
• − Depreciation: −$5,207
• Taxable income: $14,391
• Est. tax owed @ 24.0%: −$3,454
• After-tax cash flow: $13,063/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $63,125–$113,625 screening

This multi-family property requires extensive repairs and maintenance, including roof replacement, exterior siding repair, HVAC system replacement, and interior updates. Improvements would significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $30,500–$92,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Major Windows (windows) — Windows appear old and may need replacement.
• Major Electrical (electrical) — Electrical panel may be outdated and require upgrade.
• Major Plumbing (plumbing) — Plumbing may need inspection and possible repairs.

Repairs flagged

• Major roof — The roof appears to be old and possibly leaking.
• Major exterior siding — The exterior siding shows signs of wear and tear, with visible discoloration and possible damage.
• Major flooring — The interior flooring appears to be old and worn, with visible signs of wear and tear.
• Major interior walls/paint — The interior walls and paint show signs of wear and tear, with possible peeling and discoloration.
• Major HVAC system — The HVAC system appears to be old and may need replacement or repair.
• Major landscaping — The landscaping is basic and could be improved to enhance curb appeal, but the overall condition is fair.

Value-add opportunities

• Both roof replacement — Re-roofing would significantly improve the home's appearance and increase its value. ↑
• Both exterior siding repair — Repairing the exterior siding would improve the home's curb appeal and increase its value. ↑
• Both HVAC system replacement — Replacing the HVAC system would improve comfort and energy efficiency, increasing both resale and rental value. ↑
• Both landscaping upgrade — Upgrading the landscaping would enhance curb appeal and increase the home's value. ↑
• Both interior paint and flooring replacement — Replacing the interior paint and flooring would improve the home's appearance and increase its value for both resale and rental purposes. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Buffalo Elementary School Of Technology F NY #2,062/2,108 Nat'l #38,691/41,679 High Leonardo Da Vinci High School B NY #766/1,100 Nat'l #2,727/17,239

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

B Composite livability gradescore 77/100

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 · 933,037 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: 9% of renters

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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%

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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%
• Languages at home: 68% English-only · Spanish 12% Other Asian/Pacific 7% Arabic 3%

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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

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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

Property features AI

Finance

• Financial info: Owner pays trash collection and water for unitsOperating expenses include professional management, trash, and water/sewerOne unit is marketed month-to-month with rent listed at $1,025

Exterior

• Parking: Concrete parking area
• Utilities: Public water connectedSewer connected
• Home design: Two-story buildingExisting conditionVinyl siding
• Construction: Vinyl siding construction
• Exterior features: Rectangular residential lotNear public transitCity street frontage

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: Two 2-bedroom units (each unit)Unit 1 includes living room and porch
• Flooring: CarpetLaminateVinylVaries
• Bathrooms: Each unit has one full bathroom (2 full bathrooms total)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basementVaried flooring throughout
• Laundry & utility: Gas water heater

Price history

+243.6% since first listed

8 events — show timeline

• 2026-06-15 Price Changed $189,000 WNYREIS
• 2026-06-01 Listed $199,000 WNYREIS
• 2025-12-11 Listing Removed — WNYREIS
• 2025-09-08 Price Changed $214,900 WNYREIS
• 2025-08-12 Listed $241,900 WNYREIS
• 2014-02-26 Sold (Public Records) $58,000 Public Records
• 2010-07-26 Sold (Public Records) $40,000 Public Records
• 1995-12-29 Sold (Public Records) $55,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $456 · -22.6% YoY. Source: county tax records.