41 Saint Stephens Pl · Buffalo, NY 14210

$99,900

2 bd · 1.0 ba · 764 sqft · SingleFamily public records · 4 Days on market

Built 1902 3,450 sqft lot

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Why this score? — see what drove the A- 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 +29.6/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attention investors!! This is a great investment property. Tenant keeps the place IMMACULATE and pays $780 a month- on time- every month. Cute place, well maintained, easy cash flow.

Key facts

• Long-term potential
• Functional layout
• Waterfront

Tags

• IMMEDIATE RENTAL INCOME
• FUNCTIONAL LAYOUT
• EFFICIENT LIVING SPACE
• LONG-TERM POTENTIAL
• MINUTES FROM DOWNTOWN
• WATERFRONT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.6% 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 rising fast (+12.7%/yr); 94 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $43k; list at $100k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.44%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 36.4%
• Equity multiple: 3.89×
• Total profit: $80,871
• Equity at exit: $89,998

10-year hold

• IRR: 33.3%
• Equity multiple: 9.60×
• Total profit: $240,421
• Equity at exit: $194,084

Cash invested: $27,972 (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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $304

Break-even live

Break-even rent $944

Max offer price $99,900

Occupancy floor 72%

Sensitivity live

Price	-10% $373	-5% $339	+0% $304	+5% $270	+10% $235
Rent	-10% $199	-5% $252	+0% $304	+5% $357	+10% $409
Rate	-1.0pp $355	-0.5pp $330	base $304	+0.5pp $278	+1.0pp $252

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Vandalia St Unit Lower back Buffalo, NY	2.0	1.0	850	$1,075	$1.26	44d	1	0.59mi
225 Louisiana St Buffalo, NY	1.0–3.0	1.0–2.0	1164	$2,194	$1.88	2d	7	0.85mi
696 Hopkins St Unit 2 Buffalo, NY	2.0	1.0	750	$950	$1.27	44d	1	1.05mi
700 Hopkins St Buffalo, NY	3.0	1.0	1100	$1,225	$1.11	15d	1	1.05mi
674 Clinton St Unit 6 Buffalo, NY	1.0	1.0	800	$1,650	$2.06	15d	1	1.06mi
47 Lester St Unit Main Floor Buffalo, NY	3.0	1.0	900	$1,000	$1.11	44d	1	1.09mi
230 Scott St Buffalo, NY	1.0–2.0	1.0–2.0	1285	$2,325	$1.81	2d	4	1.14mi
118 Detroit St Buffalo, NY	2.0	1.0	620	$850	$1.37	24d	1	1.46mi
118 Detroit St Unit 1 Buffalo, NY	2.0	1.0	620	$850	$1.37	44d	1	1.46mi
149 Swan St #109 Buffalo, NY	1.0	1.0	960	$1,450	$1.51	44d	1	1.47mi
149 Swan St Buffalo, NY	1.0	1.0	965	$1,475	$1.53	44d	1	1.47mi

Listing history 6 events

1. 2026-04-20
   status Pending
2. 2026-04-16
   listed $99,900 Active
3. 2019-09-20
   soldstatus $43,000 Closed Sale or Rented 182-char remark

   Show marketing remark (182 chars)

   Attention investors!! This is a great investment property. Tenant keeps the place IMMACULATE and pays $780 a month- on time- every month. Cute place, well maintained, easy cash flow.

4. 2019-09-20
   soldstatus $43,000

   Show marketing remark (182 chars)

   Attention investors!! This is a great investment property. Tenant keeps the place IMMACULATE and pays $780 a month- on time- every month. Cute place, well maintained, easy cash flow.

5. 2019-07-16
   status Under Contract- Do Not Show 182-char remark

   Show marketing remark (182 chars)

   Attention investors!! This is a great investment property. Tenant keeps the place IMMACULATE and pays $780 a month- on time- every month. Cute place, well maintained, easy cash flow.

6. 2019-07-16
   listed $45,900 Active 182-char remark

   Show marketing remark (182 chars)

   Attention investors!! This is a great investment property. Tenant keeps the place IMMACULATE and pays $780 a month- on time- every month. Cute place, well maintained, easy cash flow.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% 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: $15,953
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$1,166
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$2,906
• Taxable income: $2,234
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,116/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): 15,563
• Household income: $54,197
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 959.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 21% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Other Indo-European 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: ▲ 52.34%
• Current HPI: 431.7951
• Rent YoY: ▲ 12.67%
• 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

+117.6% since first listed

6 events — show timeline

• 2026-04-20 Pending — WNYREIS
• 2026-04-16 Listed $99,900 WNYREIS
• 2019-09-20 Sold (Public Records) $43,000 Public Records
• 2019-09-20 Sold (MLS) $43,000 WNYREIS
• 2019-07-16 Pending — WNYREIS
• 2019-07-16 Listed $45,900 WNYREIS

Property tax history

+8.0%/yr

Latest (2025): $185 · +0.0% YoY. Source: county tax records.