47 La Force Pl · Buffalo, NY 14207

$149,999

5 bd · 2.0 ba · 1,720 sqft · MultiFamily public records · 1 Days on market

Built 1920 4,448 sqft lot Est $215k · 30% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Welcome to this affordable two-family unit opportunity. An ideal choice for investors, owner-occupants, or multigenerational living. Featuring separate utilities, a full basement, and a full attic, this property provides ample storage and flexibility. Outside, you’ll find a concrete driveway, detached two-car garage, and a partially fenced yard. Conveniently located with easy access to I-190, public transportation, shopping, restaurants, schools, and everyday amenities. The lower unit is currently rented on a month-to-month basis and the tenant would like to remain, providing immediate income potential. Whether you’re looking to expand your investment portfolio or secure a home

Key facts

• Separate utilities
• Two-family unit
• Full basement

Tags

• TWO-FAMILY UNIT
• SEPARATE UTILITIES
• FULL BASEMENT
• FULL ATTIC
• CONCRETE DRIVEWAY
• DETACHED TWO-CAR GARAGE

Property features AI

Finance

• Other:
• Financial info: Owner pays water (water included in rent); Operating expense details: see remarks; Multi-unit property with 2 total units and separate electric and gas meters for each unit
• HOA & community:

Exterior

• Parking: 2-car garage; Concrete parking
• Security:
• Utilities: Public water connected; Sewer connected
• Home design: 2-story building; Resale property; Vinyl siding construction
• Construction: Vinyl siding; Existing construction
• Exterior features: Balcony; Partial fencing; Fence

Interior

• Kitchen:
• Bedrooms:
• Flooring: Hardwood; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Hardwood and varied flooring
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $149,999 price doesn't fit this home's estimated sale value (~$215,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $540/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 14.9% 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 (+8.2%/yr); 197 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,493/mo this rent would consume 75% of the median local household income ($40k/yr) (locally 2177% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $149,999

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: 1.66% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.87%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $215,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Gladstone St	0.19mi	6/2.0 (+1)	1,720 (0%)	6mo	$118,000	$69	81
92 Greeley St	0.38mi	5/2.0	1,766 (+3%)	6mo	$220,000	$125	72
28 Blum Ave	0.65mi	6/2.0 (+1)	1,680 (-2%)	1mo	$210,000	$125	60
15 Blum Ave	0.62mi	4/2.0 (-1)	1,600 (-7%)	1mo	$212,000	$133	54
145 Peter St	0.45mi	4/2.0 (-1)	1,892 (+10%)	5mo	$238,696	$126	53
95 Bush St	0.53mi	6/2.0 (+1)	1,832 (+6%)	12mo	$200,000	$109	50
155 Germain St	0.44mi	4/2.0 (-1)	1,512 (-12%)	8mo	$165,000	$109	48
80 Peter St	0.57mi	5/2.0	1,469 (-15%)	4mo	$125,000	$85	46
395 Ontario St	0.66mi	5/2.0	1,908 (+11%)	8mo	$270,000	$142	45
38 Reservation St	0.53mi	5/2.0	1,955 (+14%)	12mo	$330,000	$169	42
77 Clay St	0.60mi	6/2.0 (+1)	1,964 (+14%)	3mo	$73,500	$37	41
181 Gorton St	0.74mi	4/2.0 (-1)	1,864 (+8%)	11mo	$109,000	$58	38

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.37×
• Total profit: $57,630
• Equity at exit: $22,365

10-year hold

• IRR: 40.6%
• Equity multiple: 5.73×
• Total profit: $198,542
• Equity at exit: $12,969

Cash invested: $42,000 (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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 197
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,493 high
• Mortgage (P&I): −$787
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $1,080

Break-even live

Break-even rent $1,125

Max offer price $149,999

Occupancy floor 52%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,494
Total (2 units)			$2,493

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	23d	1	0.95mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	1d	1	1.17mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$2,560	$1.96	1d	14	1.36mi

Listing history 2 events

1. 2026-06-17
   remarks 687-char remark
2. 2026-06-17
   listed $149,999 Active 1 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: $479 · $40/mo
• Projected year-2 tax: $1,507 · $126/mo
• Expected delta: +$1,028/yr (+$86/mo · 214.7%)

ⓘ 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) · 17% 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: $29,916
• − Mortgage interest: −$8,402
• − Property taxes: −$479
• − Insurance: −$750
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − Depreciation: −$4,364
• Taxable income: $11,135
• Est. tax owed @ 24.0%: −$2,672
• After-tax cash flow: $10,293/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): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

1 event — show timeline

• 2026-06-17 Listed $149,999 WNYREIS

Property tax history

+6.3%/yr

Latest (2025): $479 · +25.6% YoY. Source: county tax records.