83 Fisher St · Buffalo, NY 14215

$119,900

3 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 163 Days on market

Built 1922 3,330 sqft lot $119/sqft · 31% below area Est $173k · 31% under

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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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 83 Fisher Street in the City of Buffalo. This well-maintained single-family home offers three bedrooms and one full bathroom, making it an excellent opportunity for both owner-occupants and investors. The property is currently rented for $1,300 per month, providing immediate and consistent rental income. Interior features include carpeting throughout and solid mechanical systems, while the full basement offers additional storage and utility space. Exterior highlights include a detached garage for added convenience. Ideally located near public transportation, shopping, schools, and everyday amenities, this property delivers comfort, functionality, and long-term investment potential in a convenient Buffalo neighborhood Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

Key facts

• Near shopping
• Full basement
• Well maintained

Tags

• WELL MAINTAINED
• SOLID MECHANICAL SYSTEMS
• FULL BASEMENT
• DETACHED GARAGE
• NEAR PUBLIC TRANSPORTATION
• NEAR SHOPPING

🏷️ Possibly a rental listed for sale. The $119,900 price doesn't fit this home's estimated sale value (~$172,666) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

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 flat; 237 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 35% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $120k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.10% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $172,666
• List price: $119,900
• Delta: -30.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Fisher St	0.05mi	3/1.0	1,100 (+9%)	1mo	$195,000	$177	82
54 Andrews Ave	0.24mi	3/2.5	1,062 (+5%)	4mo	$70,000	$66	71
141 Hagen St	0.35mi	3/1.0	961 (-5%)	8mo	$90,000	$94	69
281 Roslyn Ave Ave	0.46mi	3/1.0	1,039 (+3%)	8mo	$170,000	$164	67
133 Freund St	0.09mi	3/2.0	1,143 (+13%)	8mo	$130,000	$114	63
87 Hagen St	0.38mi	3/1.0	1,121 (+11%)	4mo	$120,000	$107	60
219 Hagen St	0.34mi	3/1.0	893 (-12%)	8mo	$90,000	$101	58
42 Carol Dr	0.42mi	3/1.5	1,112 (+10%)	5mo	$220,000	$198	57
407 Pine Ridge Rd	0.39mi	3/1.0	1,130 (+12%)	11mo	$210,000	$186	53
149 David Ave	0.67mi	2/1.0 (-1)	940 (-7%)	8mo	$220,000	$234	45
145 Hoerner Ave	0.69mi	2/1.0 (-1)	1,112 (+10%)	7mo	$190,000	$171	40
68 Wecker St	0.71mi	4/2.0 (+1)	1,148 (+14%)	6mo	$180,000	$157	31

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 · 0.67% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-8,950
• Equity at exit: $17,877

10-year hold

• IRR: -1.1%
• Equity multiple: 0.94×
• Total profit: $-2,174
• Equity at exit: $10,367

Cash invested: $33,572 (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 14215

• Home prices YoY: -30.0%
• Rents YoY: 0.7%
• Active inventory: 237
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $212

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 79%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	43d	1	0.30mi
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	17d	1	0.33mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	43d	1	0.40mi
56 Hagen St #2 Buffalo, NY	2.0	1.0	850	$950	$1.12	43d	1	0.43mi
160 Courtland Ave Buffalo, NY	2.0	1.0	810	$1,025	$1.27	14d	1	0.43mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	3d	1	0.49mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	43d	1	0.56mi
11 Kaufman Dr Buffalo, NY	2.0	1.0	900	$1,500	$1.67	43d	1	0.71mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	43d	1	0.76mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	0.84mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	23d	1	0.84mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	43d	1	0.85mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	43d	1	0.86mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	11d	1	0.88mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	0.99mi
1202 Walden Ave Unit 2 Buffalo, NY	3.0	1.0	800	$1,350	$1.69	43d	1	0.99mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	1d	1	1.27mi
2935 Genesee St Unit Up Buffalo, NY	2.0	1.0	1400	$1,400	$1.00	10d	1	1.28mi
90 Sussex St Unit 2 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	43d	1	1.36mi

Listing history 19 events

1. 2026-06-18
   days on market $119,900 Active 163 DOM
2. 2026-06-17
   days on market $119,900 Active 162 DOM
3. 2026-06-16
   days on market $119,900 Active 161 DOM
4. 2026-06-15
   days on market $119,900 Active 160 DOM
5. 2026-06-13
   days on market $119,900 Active 158 DOM
6. 2026-06-13
   days on market $119,900 Active 157 DOM
7. 2026-06-10
   days on market $119,900 Active 155 DOM
8. 2026-06-09
   days on market $119,900 Active 154 DOM
9. 2026-06-08
   days on market $119,900 Active 153 DOM
10. 2026-06-07
    pricedays on market $119,900 Active 152 DOM
11. 2026-06-03
    days on market $133,900 Active 148 DOM
12. 2026-06-02
    days on market $133,900 Active 147 DOM
13. 2026-06-01
    days on market $133,900 Active 146 DOM
14. 2026-05-31
    days on market $133,900 Active 145 DOM
15. 2026-04-16
    price $133,900 845-char remark

    Show marketing remark (845 chars)

    Welcome to 83 Fisher Street in the City of Buffalo. This well-maintained single-family home offers three bedrooms and one full bathroom, making it an excellent opportunity for both owner-occupants and investors. The property is currently rented for $1,300 per month, providing immediate and consistent rental income. Interior features include carpeting throughout and solid mechanical systems, while the full basement offers additional storage and utility space. Exterior highlights include a detached garage for added convenience. Ideally located near public transportation, shopping, schools, and everyday amenities, this property delivers comfort, functionality, and long-term investment potential in a convenient Buffalo neighborhood Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

16. 2026-02-21
    price $134,400 845-char remark

    Show marketing remark (845 chars)

    Welcome to 83 Fisher Street in the City of Buffalo. This well-maintained single-family home offers three bedrooms and one full bathroom, making it an excellent opportunity for both owner-occupants and investors. The property is currently rented for $1,300 per month, providing immediate and consistent rental income. Interior features include carpeting throughout and solid mechanical systems, while the full basement offers additional storage and utility space. Exterior highlights include a detached garage for added convenience. Ideally located near public transportation, shopping, schools, and everyday amenities, this property delivers comfort, functionality, and long-term investment potential in a convenient Buffalo neighborhood Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

17. 2026-01-06
    listed $134,900 Active 845-char remark

    Show marketing remark (845 chars)

    Welcome to 83 Fisher Street in the City of Buffalo. This well-maintained single-family home offers three bedrooms and one full bathroom, making it an excellent opportunity for both owner-occupants and investors. The property is currently rented for $1,300 per month, providing immediate and consistent rental income. Interior features include carpeting throughout and solid mechanical systems, while the full basement offers additional storage and utility space. Exterior highlights include a detached garage for added convenience. Ideally located near public transportation, shopping, schools, and everyday amenities, this property delivers comfort, functionality, and long-term investment potential in a convenient Buffalo neighborhood Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

18. 2015-02-13
    soldstatus $20,000 208-char remark

    Show marketing remark (208 chars)

    OWNER OCCUPANTS AND INVESTORS ALIKE! THIS IS A MUST SEE 3 POSSIBLY 4 BEDROOM HOME WITH PLENTY OF NATURAL WOODWORK. ATTIC IS FINISHED. DON'T PASS THIS ONE BY, WELL WORTH THE LOOK! SOLD 'AS IS'! BRING OFFERS!!!

19. 2014-10-07
    listed $24,900 208-char remark

    Show marketing remark (208 chars)

    OWNER OCCUPANTS AND INVESTORS ALIKE! THIS IS A MUST SEE 3 POSSIBLY 4 BEDROOM HOME WITH PLENTY OF NATURAL WOODWORK. ATTIC IS FINISHED. DON'T PASS THIS ONE BY, WELL WORTH THE LOOK! SOLD 'AS IS'! BRING OFFERS!!!

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 26% 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: $15,800
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$3,488
• Taxable income: $670
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $2,378/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): 42,524
• Household income: $44,955
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2873.0

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 Black (67%)
• Race & ethnicity: Black 67% White 15% Asian 7% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 4% Chinese 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: ▼ -126.29%
• Current HPI: 295.2966
• Rent YoY: ▲ 0.67%
• 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

+437.8% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $133,900 WNYREIS
• 2026-02-21 Price Changed $134,400 WNYREIS
• 2026-01-06 Listed $134,900 WNYREIS
• 2015-02-13 Sold (MLS) $20,000 WNYREIS
• 2014-10-07 Listed $24,900 WNYREIS

Property tax history

+1.0%/yr

Latest (2025): $235 · +0.0% YoY. Source: county tax records.