160 Weyand Ave · Buffalo, NY 14210

$189,000

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 7 Days on market

Built 1963 5,361 sqft lot $186/sqft · 14% below area Est $221k · 14% 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).

• ARV discount +14.0/15.0
• Cash flow +13.0/30.0
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Rare Find South Buffalo Ranch Discover this spacious 3-bedroom ranch located in South Buffalo closer to Mineral Springs Rd. Freshly painted and brand-new carpeting throughout, new recessed lighting in the living room, all the other rooms have new lighting with built in fans creating a bright and welcoming atmosphere. The eat-in kitchen has been well maintained with original wood cabinetry, a functional layout, and is equipped with a dishwasher and pantry. The partially finished basement offers additional space ideal for entertaining, hobbies, working-out or just about anything else you need extra space for. Additional, and separate storage and laundry rooms. Outside, there is concrete d

Key facts

• Eat-in kitchen
• Fully fenced yard
• Concrete driveway

Tags

• EAT-IN KITCHEN
• ORIGINAL WOOD CABINETRY
• PARTIALLY FINISHED BASEMENT
• CONCRETE DRIVEWAY
• FULLY FENCED YARD

Property features AI

Finance

• HOA & community: Nearby trails/paths

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing construction; Vinyl siding; Poured foundation
• Construction: Vinyl siding; Poured foundation; Built (existing)
• Exterior features: Concrete driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 51 x 105

Interior

• Kitchen: Gas oven and gas range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Pantry; Full basement, partially finished
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-65 ($-779/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (26.5% below list).
• Recommended offer: $139k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 8.0% in Buffalo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 31% 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 $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $56k; list at $189k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,947 (26.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.74% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

• ARV (median comp): $220,967
• List price: $189,000
• Delta: -14.47%
• 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
124 Zittel St	0.17mi	3/1.5	1,028 (+1%)	4mo	$206,000	$200	84
131 Geary St	0.19mi	3/2.0	945 (-7%)	4mo	$110,000	$116	72
95 Armin Pl	0.39mi	3/1.5	1,014 (0%)	13mo	$215,000	$212	69
98 Polish Pl	0.42mi	3/1.0	960 (-5%)	11mo	$243,000	$253	63
30 Portland St	0.70mi	3/1.0	1,006 (-1%)	5mo	$160,000	$159	62
45 Unger Ave	0.72mi	3/1.0	1,072 (+6%)	3mo	$223,600	$209	54
19 Spann St	0.73mi	2/1.0 (-1)	1,026 (+1%)	8mo	$170,000	$166	52
325 Cumberland Ave Ave	0.65mi	3/2.0	1,060 (+4%)	8mo	$270,000	$255	51
77 Tamarack St	0.60mi	3/1.0	1,086 (+7%)	11mo	$225,000	$207	51
323 Kirkwood Dr	0.66mi	3/1.0	1,125 (+11%)	5mo	$210,000	$187	46
121 Stevenson St	0.59mi	3/2.0	888 (-12%)	13mo	$197,760	$223	37
36 Milford St	0.67mi	2/1.0 (-1)	1,158 (+14%)	9mo	$212,000	$183	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 24.7%
• Equity multiple: 3.00×
• Total profit: $106,077
• Equity at exit: $170,266

10-year hold

• IRR: 23.0%
• Equity multiple: 7.31×
• Total profit: $333,687
• Equity at exit: $367,185

Cash invested: $52,920 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$991
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$79
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-65

Break-even live

Break-even rent $1,472

Max offer price $177,536

Occupancy floor 100%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	0.32mi
23 Indian Orchard Pl Unit Lower Buffalo, NY	3.0	1.0	1200	$1,250	$1.04	44d	1	0.34mi
2111 Seneca St #3 Buffalo, NY	2.0	1.0	937	$1,150	$1.23	44d	1	0.37mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	24d	1	0.44mi
61 Princeton Pl Buffalo, NY	2.0	1.0	820	$1,300	$1.59	3d	1	0.45mi
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	14d	1	0.48mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	2d	1	0.60mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	2d	1	0.66mi
102 Wildwood Pl Unit 1 Buffalo, NY	3.0	1.0	1100	$1,250	$1.14	16d	1	0.81mi
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	14d	1	0.88mi
46 Kirkwood Dr Unit Lower West Seneca, NY	2.0	1.0	1064	$1,350	$1.27	16d	1	0.97mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	10d	1	1.15mi
47 Lester St Unit Main Floor Buffalo, NY	3.0	1.0	900	$1,000	$1.11	44d	1	1.39mi
700 Hopkins St Buffalo, NY	3.0	1.0	1100	$1,225	$1.11	14d	1	1.41mi
74 Woodside Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$1,510	$1.21	2d	1	1.41mi
696 Hopkins St Unit 2 Buffalo, NY	2.0	1.0	750	$950	$1.27	44d	1	1.42mi

Listing history 4 events

1. 2026-05-11
   status Pending 1267-char remark
2. 2026-05-11
   price $189,000 1267-char remark
3. 2026-05-04
   listed $199,900 Active 1267-char remark
4. 2002-12-19
   soldstatus $56,250

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $1,820 · $152/mo
• Expected delta: +$1,374/yr (+$115/mo · 308.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% 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: $16,674
• − Mortgage interest: −$10,587
• − Property taxes: −$446
• − Insurance: −$1,612
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$5,498
• Taxable loss: −$4,137
• Est. tax savings @ 24.0%: +$993
• After-tax cash flow: $214/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

+236.0% since first listed

4 events — show timeline

• 2026-05-11 Pending — WNYREIS
• 2026-05-11 Price Changed $189,000 WNYREIS
• 2026-05-04 Listed $199,900 WNYREIS
• 2002-12-19 Sold (Public Records) $56,250 Public Records

Property tax history

+2.6%/yr

Latest (2025): $446 · +7.5% YoY. Source: county tax records.