18 Helen St · Buffalo, NY 14213

$45,000

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 18 Days on market

Built 1900 7,198 sqft lot ↓ 44% since listing

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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 +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

West Side single-family residence offering an excellent opportunity for investors, renovators, or buyers looking to build equity. This 2-bedroom, 1-bath home features convenient single-story living and a versatile bonus room that can serve as additional storage, a home office, workshop, or hobby space. Many important updates have already been completed, including updated electrical wiring and panel, new flooring, and a complete kitchen tear-out, creating a blank canvas ready for your vision. The roof and gutters are less than 10 years old and remain in good condition. Outside, you'll find a long concrete driveway providing ample off-street parking and a large backyard with plenty of room fo

Key facts

• New flooring
• Versatile bonus room
• Single story living

Tags

• SINGLE STORY LIVING
• VERSATILE BONUS ROOM
• UPDATED ELECTRICAL WIRING
• NEW FLOORING
• COMPLETE KITCHEN TEAR OUT
• LONG CONCRETE DRIVEWAY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water available (not connected); Sewer available
• Home design: Single-story home; Entry level: main level; Existing structure
• Construction: Composite siding; Shingle roof; Poured foundation; Described as resale in fixer condition
• Exterior features: Awnings; Concrete driveway; Near public transit; Residential lot; Irregular lot shape; Road frontage on a city street and main thoroughfare

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl; Varied flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Den; Eat-in kitchen; Separate/formal living room; Home office; Storage; Workshop; Main level primary bedroom; Bedroom on main level
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $800 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.6% 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 soft (-0.5%/yr); 137 active listings in the ZIP; 40 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 30% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($311 loan paydown + $3k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 3.04% ✓
• Cap rate: 27.62%
• Cash-on-cash: 76.17%
• DSCR: 4.39
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $136,800
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Lafayette Ave	0.18mi	3/2.0 (+1)	1,009 (+6%)	5mo	$110,000	$109	68
1069 West Ave	0.17mi	3/1.0 (+1)	1,040 (+10%)	11mo	$150,000	$144	62
23 Pooley Pl	0.38mi	3/1.0 (+1)	1,044 (+10%)	0mo	$144,900	$139	60
153 Garner Ave	0.37mi	2/1.0	864 (-9%)	12mo	$70,653	$82	58
123 Hawley St	0.73mi	3/1.0 (+1)	930 (-2%)	13mo	$191,000	$205	47
87 Brayton St	0.75mi	2/2.0	1,025 (+8%)	2mo	$250,000	$244	46
431 Normal Ave	0.69mi	2/1.0	1,076 (+13%)	19mo	$39,900	$37	29
11 S Putnam St	0.63mi	2/2.5	1,073 (+13%)	22mo	$277,000	$258	25

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: 81.7%
• Equity multiple: 6.09×
• Total profit: $64,076
• Equity at exit: $32,705

10-year hold

• IRR: 77.0%
• Equity multiple: 12.17×
• Total profit: $140,708
• Equity at exit: $63,553

Cash invested: $12,600 (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 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 137
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$236
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $800

Break-even live

Break-even rent $356

Max offer price $45,000

Occupancy floor 37%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
163 W Delavan Ave Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	23d	1	0.06mi
196 Auburn Ave Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	43d	1	0.16mi
257 Lafayette Ave Unit 317 Buffalo, NY	2.0	1.0	897	$1,400	$1.56	23d	1	0.29mi
257 Lafayette Ave Apt 319 Buffalo, NY	2.0	1.0	900	$1,395	$1.55	23d	1	0.29mi
136 Parkdale Ave Unit 1 Buffalo, NY	1.0	1.0	900	$900	$1.00	43d	1	0.32mi
130 Parkdale Ave Buffalo, NY	1.0	1.0	650	$900	$1.38	43d	1	0.32mi
1485 Niagara St Buffalo, NY	1.0–2.0	1.0	925	$2,174	$2.35	1d	1	0.33mi
67 Herkimer St Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	14d	1	0.45mi
309 Bird Ave Unit 1 Buffalo, NY	3.0	1.0	1100	$2,200	$2.00	43d	1	0.47mi
77 California St Unit 1 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	43d	1	0.53mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$640	$0.49	1d	14	0.53mi
411 W Ferry St Buffalo, NY	2.0	1.0	900	$1,100	$1.22	14d	1	0.56mi
478 Breckenridge St Buffalo, NY	3.0	1.0	1100	$1,575	$1.43	43d	1	0.58mi
46 Hawley St #1 Buffalo, NY	2.0	1.0	900	$1,300	$1.44	43d	1	0.58mi
466 W Delavan Ave Unit 3 Buffalo, NY	1.0	1.0	800	$1,350	$1.69	43d	1	0.60mi
30 Abbottsford Pl Buffalo, NY	1.0	1.0	600	$1,100	$1.83	1d	1	0.66mi
57 Abbottsford Pl Buffalo, NY	2.0	1.0	1000	$1,550	$1.55	23d	1	0.71mi
236 Massachusetts Ave Unit 5 Buffalo, NY	1.0	1.0	1000	$1,050	$1.05	14d	1	0.72mi
236 Massachusetts Ave Unit 5 Buffalo, NY	1.0	1.0	1000	$1,100	$1.10	43d	1	0.72mi
460 Rhode Island St Buffalo, NY	2.0	1.0	1089	$1,500	$1.38	14d	1	0.76mi
484 Ashland Ave Unit 9 Buffalo, NY	2.0	1.0	800	$1,250	$1.56	23d	1	0.79mi
193 Massachusetts Ave Buffalo, NY	1.0	1.0	700	$925	$1.32	43d	1	0.79mi
865 Richmond Ave Unit Rear Buffalo, NY	2.0	1.0	850	$1,100	$1.29	43d	1	0.80mi
116 Bidwell Pkwy Buffalo, NY	1.0	1.0	550	$1,375	$2.50	3d	3	0.81mi
44 Lowell Pl Buffalo, NY	1.0	1.0	850	$1,200	$1.41	11d	1	0.84mi
1015 Elmwood Ave Unit 2 Buffalo, NY	1.0	1.0	900	$1,400	$1.56	43d	1	0.92mi
1015 Elmwood Ave Unit 3 Buffalo, NY	2.0	2.0	1000	$1,400	$1.40	43d	1	0.92mi
664 Auburn Ave Unit 2 Buffalo, NY	2.0	1.0	900	$2,200	$2.44	43d	1	0.92mi
175 Saint James Pl Unit Lower Buffalo, NY	1.0	1.0	940	$1,320	$1.40	43d	1	0.92mi
885 Niagara St Buffalo, NY	1.0	1.0	875	$619	$0.71	43d	1	0.94mi
1116 Elmwood Ave Buffalo, NY	1.0	1.0	700	$995	$1.42	43d	1	0.96mi
102 17th St Buffalo, NY	2.0	1.0	1086	$1,290	$1.19	23d	1	0.98mi
256 14th St Unit 1 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	14d	1	0.98mi
273 Richmond Ave Buffalo, NY	1.0–2.0	1.0–1.5	789	$1,819	$2.31	23d	1	0.99mi
504 Elmwood Ave Unit 202 Buffalo, NY	1.0	1.0	602	$1,250	$2.08	43d	1	1.10mi
346 Bryant St Buffalo, NY	2.0	1.0	792	$1,834	$2.32	2d	1	1.11mi
1920 Niagara St Unit 1 Buffalo, NY	2.0	1.0	695	$999	$1.44	43d	1	1.16mi
246 Bryant St Unit 5A Buffalo, NY	1.0	1.0	800	$1,100	$1.38	23d	1	1.25mi
374 Elmwood Ave Unit 2 Buffalo, NY	1.0	1.0	700	$1,300	$1.86	23d	1	1.27mi
374 Elmwood Ave Apt 4 Buffalo, NY	1.0	1.0	700	$1,100	$1.57	43d	1	1.27mi

Listing history 15 events

1. 2026-06-18
   days on market $45,000 Active 18 DOM
2. 2026-06-17
   days on market $45,000 Active 17 DOM
3. 2026-06-16
   days on market $45,000 Active 16 DOM
4. 2026-06-15
   days on market $45,000 Active 15 DOM
5. 2026-06-13
   days on market $45,000 Active 13 DOM
6. 2026-06-13
   days on market $45,000 Active 12 DOM
7. 2026-06-10
   days on market $45,000 Active 10 DOM
8. 2026-06-09
   days on market $45,000 Active 9 DOM
9. 2026-06-08
   statusdays on market $45,000 Active 8 DOM
10. 2026-06-08
    status $45,000 Active Under Contract 7 DOM
11. 2026-06-07
    days on market $45,000 Active 7 DOM
12. 2026-06-03
    days on market $45,000 Active 3 DOM
13. 2026-06-02
    days on market $45,000 Active 2 DOM
14. 2026-06-01
    remarks 699-char remark
15. 2026-06-01
    listed $45,000 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: $317 · $26/mo
• Projected year-2 tax: $539 · $45/mo
• Expected delta: +$222/yr (+$18/mo · 69.9%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,420
• − Mortgage interest: −$2,521
• − Property taxes: −$317
• − Insurance: −$225
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$1,309
• Taxable income: $9,421
• Est. tax owed @ 24.0%: −$2,261
• After-tax cash flow: $7,337/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): 24,107
• Household income: $53,870
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1501.0

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 0.70)
• 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%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 16% · Philippines, Canada, India
• Languages at home: 68% English-only · Spanish 12% Other Asian/Pacific 7% Arabic 3%

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

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

-43.8% since first listed

2 events — show timeline

• 2026-05-31 Listed $45,000 WNYREIS
• 2006-06-07 Sold (Public Records) $80,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $317 · +28.6% YoY. Source: county tax records.