210 Timon St · Buffalo, NY 14208

$125,000

4 bd · 2.0 ba · 1,519 sqft · SingleFamily public records · 93 Days on market

Built 1900 3,900 sqft lot $82/sqft · 8% above area Est $116k · 8% over ↓ 46% 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +4.1/15.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 1,519 sq. ft. single-family home — a great opportunity for homeowners or investors alike! This spacious property offers plenty of potential with three bedrooms, 1.5 baths, generous living areas, and room to customize to your taste. Located in a convenient Buffalo neighborhood, you’ll be close to shopping, schools, and public transportation. Whether you’re looking for a place to call home or an income-producing rental property, this home is worth a look. This property could be sold in conjunction with 121 Hagen Street (B1668047), 315 Cornwall Avenue (B1668090), and 129 Roma Avenue (B1668155).

Key facts

• Close to schools
• Single-family home
• Close to shopping

Tags

• SINGLE-FAMILY HOME
• GENEROUS LIVING AREAS
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• CLOSE TO PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 54 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,836/mo this rent would consume 45% of the median local household income ($48k/yr) (locally 723% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

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

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.47% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.12%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (median comp): $116,208
• List price: $125,000
• Delta: 7.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Roehrer Ave	0.10mi	4/2.0	1,661 (+9%)	15mo	$60,000	$36	67
59 Landon St	0.27mi	4/1.0	1,424 (-6%)	15mo	$76,500	$54	61
113 Laurel St	0.58mi	5/1.0 (+1)	1,544 (+2%)	2mo	$163,000	$106	60
40 Edna Pl	0.70mi	4/2.0	1,507 (-1%)	13mo	$182,500	$121	55
91 Southampton St	0.57mi	4/1.0	1,590 (+5%)	13mo	$254,400	$160	51
162 Rose St	0.43mi	4/1.5	1,336 (-12%)	11mo	$201,000	$150	49
204 Reed St	0.68mi	5/2.0 (+1)	1,581 (+4%)	10mo	$144,000	$91	48
23 Cayuga St	0.50mi	3/1.0 (-1)	1,638 (+8%)	9mo	$83,000	$51	48
246 Strauss St	0.65mi	4/1.5	1,608 (+6%)	13mo	$100,000	$62	47
255 Reed St	0.63mi	4/1.0	1,294 (-15%)	6mo	$125,000	$97	37
71 Chester St	0.70mi	3/1.5 (-1)	1,300 (-14%)	2mo	$250,000	$192	34
76 Dupont St	0.52mi	5/3.0 (+1)	1,746 (+15%)	10mo	$200,500	$115	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.49×
• Total profit: $17,143
• Equity at exit: $18,638

10-year hold

• IRR: 21.3%
• Equity multiple: 2.80×
• Total profit: $63,162
• Equity at exit: $10,808

Cash invested: $35,000 (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 14208

• Home prices YoY: -3.4%
• Active inventory: 54
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $587

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 63%

Sensitivity live

Price	-10% $673	-5% $630	+0% $587	+5% $544	+10% $500
Rent	-10% $442	-5% $514	+0% $587	+5% $659	+10% $732
Rate	-1.0pp $650	-0.5pp $619	base $587	+0.5pp $554	+1.0pp $521

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
518 Wilson St Buffalo, NY	5.0	1.5	1848	$1,500	$0.81	24d	1	0.67mi
76 Chester St Unit 1 Buffalo, NY	3.0	1.0	1100	$1,000	$0.91	15d	1	0.74mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	15d	1	0.76mi
73 Inter Park Ave Buffalo, NY	3.0	1.0	2080	$1,300	$0.62	15d	1	0.81mi
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	4d	1	0.90mi
563 Humboldt Pkwy Buffalo, NY	3.0	1.0	2004	$1,200	$0.60	24d	1	0.99mi
102 Florida St Buffalo, NY	3.0	1.0	1296	$1,650	$1.27	45d	1	1.04mi
44 N Pearl St #5 Buffalo, NY	3.0	1.0	1200	$2,400	$2.00	45d	1	1.24mi
17 N Pearl St Unit 3 Buffalo, NY	3.0	2.0	1197	$3,100	$2.59	24d	1	1.25mi
238 Oxford Ave Unit Upper Buffalo, NY	3.0	1.0	1100	$1,600	$1.45	24d	1	1.31mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	20d	1	1.45mi
118 Ashland Ave Buffalo, NY	3.0	1.0	1326	$1,850	$1.40	15d	1	1.48mi
330 Bryant St Buffalo, NY	3.0	2.0	2224	$2,200	$0.99	21d	1	1.50mi

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 93 DOM
2. 2026-06-18
   days on market $125,000 Active 90 DOM
3. 2026-06-17
   days on market $125,000 Active 89 DOM
4. 2026-06-16
   days on market $125,000 Active 88 DOM
5. 2026-06-15
   days on market $125,000 Active 87 DOM
6. 2026-06-13
   days on market $125,000 Active 85 DOM
7. 2026-06-13
   days on market $125,000 Active 84 DOM
8. 2026-06-10
   days on market $125,000 Active 82 DOM
9. 2026-06-09
   days on market $125,000 Active 81 DOM
10. 2026-06-08
    days on market $125,000 Active 80 DOM
11. 2026-06-07
    days on market $125,000 Active 79 DOM
12. 2026-06-03
    days on market $125,000 Active 75 DOM
13. 2026-06-02
    days on market $125,000 Active 74 DOM
14. 2026-06-01
    days on market $125,000 Active 73 DOM
15. 2026-05-31
    days on market $125,000 Active 72 DOM
16. 2026-03-20
    listed $125,000 Active 631-char remark

    Show marketing remark (631 chars)

    Check out this 1,519 sq. ft. single-family home — a great opportunity for homeowners or investors alike! This spacious property offers plenty of potential with three bedrooms, 1.5 baths, generous living areas, and room to customize to your taste. Located in a convenient Buffalo neighborhood, you’ll be close to shopping, schools, and public transportation. Whether you’re looking for a place to call home or an income-producing rental property, this home is worth a look. This property could be sold in conjunction with 121 Hagen Street (B1668047), 315 Cornwall Avenue (B1668090), and 129 Roma Avenue (B1668155).

17. 2026-03-20
    historical

    Show marketing remark (631 chars)

    Check out this 1,519 sq. ft. single-family home — a great opportunity for homeowners or investors alike! This spacious property offers plenty of potential with three bedrooms, 1.5 baths, generous living areas, and room to customize to your taste. Located in a convenient Buffalo neighborhood, you’ll be close to shopping, schools, and public transportation. Whether you’re looking for a place to call home or an income-producing rental property, this home is worth a look. This property could be sold in conjunction with 121 Hagen Street (B1668047), 315 Cornwall Avenue (B1668090), and 129 Roma Avenue (B1668155).

18. 2025-09-17
    listed $129,900 Active
19. 2022-04-20
    historical
20. 2022-03-10
    listed $74,900 Active
21. 2013-05-15
    soldstatus $230,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°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: $22,035
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$3,636
• Taxable income: $5,371
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $5,752/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): 12,572
• Household income: $48,476
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 723.0

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 (72%)
• Race & ethnicity: Black 72% White 15% Asian 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Italian 1% Hispanic 0%
• Foreign-born: 7% · Canada, South Korea, Philippines
• Languages at home: 89% English-only · Other Indo-European 3% Spanish 2% French/Haitian/Cajun 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: ▼ -16.37%
• Current HPI: 459.2084
• 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

-45.7% since first listed

6 events — show timeline

• 2026-03-20 Listing Removed — WNYREIS
• 2026-03-20 Listed $125,000 WNYREIS
• 2025-09-17 Listed $129,900 WNYREIS
• 2022-04-20 Listing Removed — WNYREIS
• 2022-03-10 Listed $74,900 WNYREIS
• 2013-05-15 Sold (Public Records) $230,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $230 · +0.0% YoY. Source: county tax records.