73 Saint Marys Rd · Buffalo, NY 14211

$219,900

5 bd · 2.0 ba · 1,941 sqft · MultiFamily public records · 9 Days on market

Built 1937 4,900 sqft lot

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• 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

Updated duplex in Buffalo near the Cheektowaga border, offering a move-in-ready opportunity for an owner or investor. The lower unit features 3 bedrooms, while the upper unit offers 2 bedrooms, creating flexible living and rental possibilities. This well-kept property includes updated kitchens, refreshed bathrooms, beautiful hardwood floors, and a clean, inviting interior that is ready for its next chapter. Set on an attractive street with a green median, the home offers strong curb appeal and a convenient location close to everyday amenities, shopping, dining, and major routes. Whether added to a rental portfolio or used as an owner-occupied investment, this vacant duplex provides updated

Key facts

• Strong curb appeal
• Refreshed bathrooms
• Updated kitchens

Tags

• UPDATED KITCHENS
• REFRESHED BATHROOMS
• HARDWOOD FLOORS
• CLEAN INVITING INTERIOR
• STRONG CURB APPEAL
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Two total units (multi-family), two separate gas meters and two separate electric meters
• Financial info: Owner pays water; rent includes water; Operating expenses include workers' compensation (multi-unit)

Exterior

• Parking: Detached or attached 2-car garage (has garage with two spaces); Paved parking with two or more spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property; Aluminum siding exterior
• Construction: Aluminum siding construction
• Exterior features: Rectangular residential lot near public transit; City street frontage; Lot dimensions approximately 35 x 140

Interior

• Kitchen: Gas water heater (appliance/utility indicated)
• Bedrooms: Total of 2 residential units (unit-level bedroom counts not provided)
• Flooring: Hardwood; Luxury vinyl; Tile; Varies
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Gas forced-air heating
• Interior features: Has full basement; Hardwood, luxury vinyl, tile and varied flooring throughout
• Laundry & utility: Separate gas and electric meters for each unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive. Per door: $276/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).

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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,324/mo this rent would consume 77% 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 $6k of equity ($2k loan paydown + $5k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $160k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,900

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 1937 — 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: 1.06% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $139,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Goembel Ave	0.48mi	5/2.0	1,910 (-2%)	8mo	$110,000	$58	69
566 Doat St	0.38mi	6/2.0 (+1)	1,900 (-2%)	6mo	$185,000	$97	69
173 Briscoe Ave	0.32mi	4/2.0 (-1)	1,832 (-6%)	6mo	$270,000	$147	66
55 Keystone St	0.36mi	5/2.0	2,068 (+6%)	8mo	$130,000	$63	65
60 Sattler Ave	0.25mi	4/2.0 (-1)	1,746 (-10%)	6mo	$94,500	$54	62
221 May St	0.53mi	5/2.0	1,794 (-8%)	8mo	$91,000	$51	56
109 Newburgh Ave	0.68mi	4/2.0 (-1)	1,970 (+2%)	7mo	$140,000	$71	55
73 Randolph Ave	0.43mi	6/2.0 (+1)	1,723 (-11%)	6mo	$211,000	$122	52
51 Randolph Ave	0.42mi	6/2.0 (+1)	2,198 (+13%)	4mo	$235,101	$107	50
15 Haller Ave	0.64mi	5/2.0	2,101 (+8%)	9mo	$285,000	$136	49
62 Pine Ridge Rd	0.52mi	4/2.0 (-1)	2,216 (+14%)	4mo	$159,800	$72	44
124 Newburgh Ave	0.72mi	4/2.0 (-1)	1,750 (-10%)	7mo	$95,000	$54	40

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: 15.2%
• Equity multiple: 1.82×
• Total profit: $50,662
• Equity at exit: $87,320

10-year hold

• IRR: 17.6%
• Equity multiple: 3.36×
• Total profit: $145,037
• Equity at exit: $126,193

Cash invested: $61,572 (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: 15.8×

Monthly cashflow live

• Estimated rent: $2,324 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $552

Break-even live

Break-even rent $1,626

Max offer price $219,900

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,324
Total (2 units)			$2,324

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	1d	1	0.39mi
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	10d	1	1.40mi

Listing history 8 events

1. 2026-06-18
   days on market $219,900 Active 9 DOM
2. 2026-06-17
   days on market $219,900 Active 8 DOM
3. 2026-06-16
   days on market $219,900 Active 7 DOM
4. 2026-06-15
   days on market $219,900 Active 6 DOM
5. 2026-06-13
   days on market $219,900 Active 4 DOM
6. 2026-06-13
   days on market $219,900 Active 3 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $219,900 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: $472 · $39/mo
• Projected year-2 tax: $2,094 · $175/mo
• Expected delta: +$1,622/yr (+$135/mo · 343.5%)

ⓘ 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 ≥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: $27,888
• − Mortgage interest: −$12,318
• − Property taxes: −$472
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − Depreciation: −$6,397
• Taxable income: $3,139
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $5,868/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

+299.8% since first listed

3 events — show timeline

• 2026-06-09 Listed $219,900 WNYREIS
• 2025-12-24 Sold (Public Records) $160,000 Public Records
• 1995-09-06 Sold (Public Records) $55,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $472 · +40.4% YoY. Source: county tax records.