66 Dempster St · Buffalo, NY 14206

$129,900

3 bd · 1.0 ba · 1,202 sqft · SingleFamily public records · 3 Days on market

Built 1910 3,750 sqft lot Est $119k · 9% over

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Why this score? — see what drove the C+ 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 +24.7/30.0
• Appreciation +9.0/10.0
• DSCR +8.0/10.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• ARV discount +3.4/15.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 66 Dempster St. in the City of Buffalo! This well-maintained 5-bedroom, 1-bath home offers an excellent opportunity for both owner-occupants and investors. Featuring durable vinyl siding and a partial basement, this property delivers low-maintenance living with solid mechanics throughout. Whether you're looking for immediate income as an investor or the flexibility to transition into your own home, this property is ideal. Conveniently located near public transportation, major bus lines, shopping, and other neighborhood amenities, this home puts everything within easy reach. A great addition to any portfolio or a smart choice for a first-time buyer—don’t miss your chan

Key facts

• 3,750 sq ft lot
• Built 1910
• Listed 3 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available with circuit breakers; Public water connected; Sewer connected
• Home design: Single-story property; Existing construction
• Construction: Vinyl siding; PEX plumbing; Block foundation; Asphalt roof
• Exterior features: Concrete driveway; Covered porch

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; See remarks
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room; Living/dining room; Other; See remarks
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

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: 169 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 31% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($898 loan paydown + $10k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 $40k; list at $130k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $118,998
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Gold St	0.35mi	3/2.0	1,183 (-2%)	8mo	$103,500	$87	70
105 Regent St	0.33mi	3/2.0	1,138 (-5%)	6mo	$110,000	$97	67
74 Vanderbilt St	0.49mi	3/1.0	1,136 (-6%)	3mo	$105,000	$92	66
43 Ludington St	0.05mi	3/2.0	1,364 (+14%)	8mo	$90,000	$66	65
391 Greene St	0.64mi	3/1.0	1,144 (-5%)	2mo	$200,000	$175	60
57 N Ogden St	0.48mi	3/2.0	1,350 (+12%)	1mo	$120,000	$89	52
7 Krupp Ave	0.69mi	2/1.0 (-1)	1,320 (+10%)	1mo	$50,000	$38	46
324 Ideal St	0.53mi	4/2.0 (+1)	1,092 (-9%)	6mo	$195,000	$179	46
129 Schiller St	0.56mi	4/1.0 (+1)	1,328 (+10%)	7mo	$179,900	$135	45
402 Benzinger St	0.70mi	2/1.0 (-1)	1,269 (+6%)	9mo	$125,500	$99	45
226 Davey St	0.49mi	4/2.0 (+1)	1,314 (+9%)	10mo	$213,000	$162	44
307 Benzinger St	0.55mi	3/3.0	1,363 (+13%)	2mo	$247,000	$181	42

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

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.96×
• Total profit: $71,182
• Equity at exit: $99,205

10-year hold

• IRR: 24.2%
• Equity multiple: 6.32×
• Total profit: $193,597
• Equity at exit: $197,415

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 14206

• Home prices YoY: 1.8%
• Active inventory: 169
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $271

Break-even live

Break-even rent $963

Max offer price $129,900

Occupancy floor 74%

Sensitivity live

Price	-10% $344	-5% $308	+0% $271	+5% $234	+10% $197
Rent	-10% $168	-5% $219	+0% $271	+5% $322	+10% $374
Rate	-1.0pp $336	-0.5pp $304	base $271	+0.5pp $237	+1.0pp $203

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	24d	1	0.16mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	0.73mi
47 Lester St Unit Main Floor Buffalo, NY	3.0	1.0	900	$1,000	$1.11	44d	1	1.45mi
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	11d	1	1.45mi

Listing history 25 events

1. 2026-06-18
   days on market $129,900 Active 3 DOM
2. 2026-06-17
   days on market $129,900 Active 2 DOM
3. 2026-06-15
   pricedays on marketlisting id $129,900 Active 1 DOM
4. 2026-06-15
   days on market $128,900 Active 104 DOM
5. 2026-06-13
   days on market $128,900 Active 102 DOM
6. 2026-06-13
   days on market $128,900 Active 101 DOM
7. 2026-06-10
   days on market $128,900 Active 99 DOM
8. 2026-06-09
   days on market $128,900 Active 98 DOM
9. 2026-06-08
   days on market $128,900 Active 97 DOM
10. 2026-06-07
    pricedays on market $128,900 Active 96 DOM
11. 2026-06-03
    days on market $133,900 Active 92 DOM
12. 2026-06-02
    days on market $133,900 Active 91 DOM
13. 2026-06-01
    days on market $133,900 Active 90 DOM
14. 2026-05-31
    days on market $133,900 Active 89 DOM
15. 2026-05-01
    status Pending
16. 2026-04-16
    price $133,900
17. 2026-03-17
    status Active
18. 2026-03-16
    historical Active Under Contract
19. 2026-02-21
    price $134,400
20. 2026-02-06
    listed $134,900 Active
21. 2026-02-06
    historical
22. 2025-12-09
    listed $134,900 Active
23. 2024-11-07
    historical $1,400
24. 2024-10-26
    listed $1,400
25. 2000-07-05
    soldstatus $40,300

ⓘ 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: $308 · $26/mo
• Projected year-2 tax: $1,252 · $104/mo
• Expected delta: +$944/yr (+$79/mo · 306.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $15,674
• − Mortgage interest: −$7,276
• − Property taxes: −$308
• − Insurance: −$650
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$3,779
• Taxable income: $1,153
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,973/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): 21,631
• Household income: $50,450
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 841.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 25% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Arabic 2%

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: ▲ 8.06%
• Current HPI: 457.3935
• 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

+232.3% since first listed

11 events — show timeline

• 2026-05-01 Pending — WNYREIS
• 2026-04-16 Price Changed $133,900 WNYREIS
• 2026-03-17 Relisted — WNYREIS
• 2026-03-16 Contingent — WNYREIS
• 2026-02-21 Price Changed $134,400 WNYREIS
• 2026-02-06 Listing Removed — WNYREIS
• 2026-02-06 Listed $134,900 WNYREIS
• 2025-12-09 Listed $134,900 WNYREIS
• 2024-11-07 Rental Removed $1,400 SHOWMOJO
• 2024-10-26 Listed for Rent $1,400 SHOWMOJO
• 2000-07-05 Sold (Public Records) $40,300 Public Records

Property tax history

+1.7%/yr

Latest (2025): $308 · +0.0% YoY. Source: county tax records.