159 Kilhoffer St · Buffalo, NY 14211

$169,000

4 bd · 2.0 ba · 1,580 sqft · SingleFamily public records · 30 Days on market

Built 1920 3,240 sqft lot Est $191k · 12% 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 +18.3/30.0
• ARV discount +12.7/15.0
• Appreciation +6.0/10.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

159 Kilhoffer Street delivers the kind of space, flexibility, and updates that today’s buyers are searching for. Formerly a two-family home and thoughtfully converted into a spacious single-family residence, this six-bedroom, two-bath property blends classic Buffalo character with practical modern improvements. From the striking red metal roof to the vinyl siding and updated vinyl windows, the exterior makes an immediate impression. Inside, generous living spaces include a bright living room, formal dining area, eat-in kitchen, and a den designed for comfortable everyday living and entertaining alike. Updated click-lock flooring adds a clean contemporary feel throughout. Major mechani

Key facts

• Red metal roof
• Glass block windows
• Vinyl siding

Tags

• RED METAL ROOF
• VINYL SIDING
• UPDATED VINYL WINDOWS
• CLICK-LOCK FLOORING
• HIGH EFFICIENCY FURNACE
• GLASS BLOCK WINDOWS

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water connected; Sewer connected
• Home design: 2 stories; Resale property
• Construction: Vinyl siding; Copper plumbing; Block foundation; Existing (year built details)
• Exterior features: Blacktop driveway; Partial fence; Patio; Covered porch; TV antenna; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen; Second kitchen; Appliances negotiable
• Bedrooms: 3 main-level bedrooms
• Flooring: Luxury vinyl; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating; Has heating
• Interior features: Entrance foyer; Eat-in kitchen; Second kitchen; Bedroom on main level; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (1.0% below list).
• Recommended offer: $166k (1.5% 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: 172 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,672/mo this rent would consume 55% 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 $5k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, 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 30 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $84k; list at $169k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,465 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.99% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $191,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Bissell Ave	0.53mi	4/2.0	1,582 (+0%)	1mo	$169,600	$107	74
31 Antwerp St	0.39mi	5/2.0 (+1)	1,739 (+10%)	1mo	$185,000	$106	59
239 Keystone St	0.61mi	4/2.0	1,632 (+3%)	10mo	$250,000	$153	58
34 Rogers Ave	0.63mi	4/2.0	1,603 (+2%)	12mo	$168,000	$105	58
26 Moeller St	0.41mi	3/1.5 (-1)	1,454 (-8%)	4mo	$220,000	$151	58
43 Wyoming Ave	0.36mi	5/1.5 (+1)	1,702 (+8%)	8mo	$188,000	$110	57
203 Sprenger Ave	0.67mi	5/1.5 (+1)	1,454 (-8%)	3mo	$176,000	$121	46
222 Roslyn St	0.47mi	5/2.0 (+1)	1,750 (+11%)	11mo	$225,000	$129	46
351 Cambridge Ave	0.66mi	4/2.0	1,443 (-9%)	11mo	$220,000	$152	46
316 Wyoming Ave	0.66mi	3/1.0 (-1)	1,474 (-7%)	8mo	$148,000	$100	42
368 Northumberland Ave	0.66mi	3/1.0 (-1)	1,420 (-10%)	8mo	$125,000	$88	37
157 Sprenger Ave	0.67mi	4/1.5	1,380 (-13%)	12mo	$200,000	$145	36

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: 7.1%
• Equity multiple: 1.39×
• Total profit: $18,290
• Equity at exit: $67,108

10-year hold

• IRR: 10.5%
• Equity multiple: 2.42×
• Total profit: $67,303
• Equity at exit: $96,983

Cash invested: $47,320 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $98

Break-even live

Break-even rent $1,549

Max offer price $169,000

Occupancy floor 89%

Sensitivity live

Price	-10% $214	-5% $156	+0% $98	+5% $39	+10% $-19
Rent	-10% $-34	-5% $32	+0% $98	+5% $164	+10% $230
Rate	-1.0pp $183	-0.5pp $141	base $98	+0.5pp $54	+1.0pp $9

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	19d	1	0.47mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	0.72mi
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	24d	1	0.75mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	2d	1	0.79mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	2d	1	1.09mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	44d	1	1.12mi
73 Inter Park Ave Buffalo, NY	3.0	1.0	2080	$1,300	$0.62	15d	1	1.19mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	1.35mi
25 Parkridge Ave Buffalo, NY	3.0	1.0	1914	$1,350	$0.71	15d	1	1.37mi
563 Humboldt Pkwy Buffalo, NY	3.0	1.0	2004	$1,200	$0.60	24d	1	1.39mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	1.42mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	15d	1	1.44mi
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	3d	1	1.47mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	12d	1	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $169,000 Active 30 DOM
2. 2026-06-17
   days on market $169,000 Active 29 DOM
3. 2026-06-16
   days on market $169,000 Active 28 DOM
4. 2026-06-15
   days on market $169,000 Active 27 DOM
5. 2026-06-13
   days on market $169,000 Active 25 DOM
6. 2026-06-13
   days on market $169,000 Active 24 DOM
7. 2026-06-10
   days on market $169,000 Active 22 DOM
8. 2026-06-09
   days on market $169,000 Active 21 DOM
9. 2026-06-08
   days on market $169,000 Active 20 DOM
10. 2026-06-07
    days on market $169,000 Active 19 DOM
11. 2026-06-03
    days on market $169,000 Active 15 DOM
12. 2026-06-02
    days on market $169,000 Active 14 DOM
13. 2026-06-02
    price $169,000 Active 13 DOM
14. 2026-06-01
    days on market $175,000 Active 13 DOM
15. 2026-05-31
    days on market $175,000 Active 12 DOM
16. 2026-05-19
    listed $175,000 Active
17. 2025-11-11
    historical
18. 2025-10-13
    listed $219,000 Active
19. 2025-09-09
    status Pending
20. 2025-08-15
    status Active
21. 2025-06-26
    status Pending
22. 2025-06-13
    historical
23. 2025-06-09
    listed $189,900 Active
24. 2022-01-18
    soldstatus $83,500
25. 2022-01-14
    soldstatus $83,500 Closed Sale or Rented
26. 2022-01-12
    status Pending Sale
27. 2021-12-07
    status Under Contract- Do Not Show
28. 2021-11-28
    listed $69,900 Active

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $20,068
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$1,512
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$4,916
• Taxable loss: −$1,572
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $1,550/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: 55,470
• 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

+150.4% since first listed

13 events — show timeline

• 2026-05-19 Listed $175,000 WNYREIS
• 2025-11-11 Listing Removed — WNYREIS
• 2025-10-13 Listed $219,000 WNYREIS
• 2025-09-09 Pending — WNYREIS
• 2025-08-15 Relisted — WNYREIS
• 2025-06-26 Pending — WNYREIS
• 2025-06-13 Listing Removed — WNYREIS
• 2025-06-09 Listed $189,900 WNYREIS
• 2022-01-18 Sold (Public Records) $83,500 Public Records
• 2022-01-14 Sold (MLS) $83,500 WNYREIS
• 2022-01-12 Pending — WNYREIS
• 2021-12-07 Pending — WNYREIS
• 2021-11-28 Listed $69,900 WNYREIS

Property tax history

+9.0%/yr

Latest (2025): $224 · +0.0% YoY. Source: county tax records.