66 Schmarbeck Ave · Buffalo, NY 14212

$129,900

4 bd · 2.0 ba · 1,574 sqft · SingleFamily public records · 3 Days on market

Built 1900 2,613 sqft lot Est $88k · 47% over

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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 +23.2/30.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 66 Schmarbeck Avenue in Buffalo. A beautifully updated single-family home in a fantastic location. This property offers generous living space, including a spacious living room and dining area, four bedrooms, and one full bathroom. The kitchen is also quite spacious, and you'll love the inviting front porch. Recent updates include new flooring, fresh paint, and an updated bathroom, among many other improvements. The house is filled with natural light, creating a bright and airy atmosphere. Outside, you'll find ample parking with space for more than four cars and a large fully fenced backyard. Don't miss out on this wonderful opportunity!

Key facts

• Fresh paint
• Inviting front porch
• Ample parking

Tags

• UPDATED BATHROOM
• INVITING FRONT PORCH
• NEW FLOORING
• FRESH PAINT
• LARGE FULLY FENCED BACKYARD
• AMPLE PARKING

Property features AI

Exterior

• Parking: Four-car garage; No garage listed under parking features
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story home; Resale property; City-street frontage; Rectangular residential lot (30 x 93)
• Construction: Vinyl siding; Asphalt roof; Stone foundation; Originally existing (year built details: existing)
• Exterior features: Concrete driveway; Covered porch

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Four main-level bedrooms
• Flooring: Linoleum; Tile; Vinyl; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Accessible doors; Separate/formal dining room; Main-level primary bedroom; Partial 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 $130k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

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: 83 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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 $107k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $129,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $88,144
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Schmarbeck Ave	0.00mi	4/1.0	1,574 (0%)	9mo	$107,000	$68	88
115 Young St	0.21mi	4/1.0	1,562 (-1%)	5mo	$22,000	$14	81
72 Grimes St	0.34mi	5/1.0 (+1)	1,662 (+6%)	12mo	$76,000	$46	56
310 Woltz Ave	0.59mi	3/1.0 (-1)	1,523 (-3%)	8mo	$107,500	$71	51
99 Quincy St	0.29mi	3/1.0 (-1)	1,429 (-9%)	16mo	$93,000	$65	49
31 Walden Ave	0.61mi	4/2.0	1,420 (-10%)	11mo	$31,000	$22	46
89 Goodyear Ave	0.27mi	3/1.0 (-1)	1,360 (-14%)	15mo	$60,000	$44	43
84 Deshler St	0.38mi	4/1.0	1,785 (+13%)	16mo	$35,000	$20	42
156 Clark St	0.66mi	4/1.0	1,637 (+4%)	22mo	$95,000	$58	40
48 Deshler St	0.41mi	3/1.0 (-1)	1,358 (-14%)	13mo	$76,500	$56	38
38 N Central Ave Unit W	0.56mi	3/1.0 (-1)	1,386 (-12%)	10mo	$110,000	$79	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 3.36×
• Total profit: $85,738
• Equity at exit: $117,024

10-year hold

• IRR: 26.0%
• Equity multiple: 7.62×
• Total profit: $240,756
• Equity at exit: $252,367

Cash invested: $36,372 (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 14212

• Home prices YoY: 20.4%
• Active inventory: 83
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $235

Break-even live

Break-even rent $1,136

Max offer price $129,900

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
518 Wilson St Buffalo, NY	5.0	1.5	1848	$1,500	$0.81	23d	1	0.69mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	43d	1	0.91mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	19d	1	0.95mi
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	23d	1	1.01mi
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	23d	1	1.33mi
73 Inter Park Ave Buffalo, NY	3.0	1.0	2080	$1,300	$0.62	14d	1	1.43mi

Listing history 4 events

1. 2026-06-18
   days on market $129,900 Active 3 DOM
2. 2026-06-17
   days on market $129,900 Active 2 DOM
3. 2026-06-15
   remarks 655-char remark
4. 2026-06-15
   listed $129,900 Active 1 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 14 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: $17,206
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$3,779
• Taxable income: $800
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $2,628/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
• City population: 440,021
• Population (ZIP): 13,603

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 32% Black 27% Asian 25% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 12% Serbian 1% Lithuanian 1%
• Foreign-born: 20% · Philippines, Canada, China
• Languages at home: 68% English-only · Other Indo-European 18% Spanish 4% Other Asian/Pacific 2%

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: ▲ 79.80%
• Current HPI: 471.6399
• Rent YoY: —
• Metro: —
• 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

+533.7% since first listed

13 events — show timeline

• 2026-06-15 Listed $129,900 WNYREIS
• 2026-01-30 Listing Removed — WNYREIS
• 2026-01-10 Listed $129,900 WNYREIS
• 2025-09-19 Sold (Public Records) $107,000 Public Records
• 2025-09-15 Sold (MLS) $107,000 WNYREIS
• 2025-06-23 Pending — WNYREIS
• 2025-06-17 Listed $99,900 WNYREIS
• 2023-12-07 Listing Removed — WNYREIS
• 2023-09-13 Price Changed $120,000 WNYREIS
• 2023-06-15 Price Changed $130,000 WNYREIS
• 2023-06-10 Listed $155,000 WNYREIS
• 2020-08-12 Sold (Public Records) $150,000 Public Records
• 2012-02-29 Sold (Public Records) $20,500 Public Records

Property tax history

+12.1%/yr

Latest (2025): $238 · +102.0% YoY. Source: county tax records.