64 Saint Joseph Ave · Buffalo, NY 14211

$75,000

3 bd · 2.0 ba · 1,417 sqft · MultiFamily public records · 3 Days on market

Built 1878 3,936 sqft lot Est $140k · 47% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Don't miss this affordable cash-flowing opportunity at 64 St. Joseph, a legally recorded duplex being used and enjoyed as a spacious single family home. Whether you're an investor seeking immediate returns or an owner-occupant ready to plant roots, this property offers rare flexibility at an accessible price point. The home features 4 bedrooms and 2 full bathrooms across two floors, with the layout functioning seamlessly as one cohesive living space. The same reliable tenant has called this property home since 2014, a powerful testament to its livability and the kind of stability every landlord hopes for. No vacancy gaps, no guesswork, just proven rental demand built right in. Recorded as a

Key facts

• 3,936 sq ft lot
• 2 garage spots
• Built 1878

Property features AI

Finance

• Other: Two-unit building with separate electric meters for each unit and a single gas meter; Operating expenses include water
• Financial info: Owner pays water; water is included in rent/operating expenses

Exterior

• Parking: Detached or on-property garage with 2 spaces; Concrete parking surface
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical
• Home design: 2-story multi-family building; Resale property
• Construction: Composite siding; Copper plumbing; Stone foundation; Attic/crawl hatchway(s) insulated; Existing construction (year built details listed as existing)
• Exterior features: Partial fencing; Covered porch

Interior

• Kitchen: Gas water heater
• Bedrooms: Each unit has 2 bedrooms
• Flooring: Carpet; Laminate; Varies
• Bathrooms: Two full bathrooms total in the building; Each unit has 1 full bathroom
• Heating & cooling: Gas heating; Baseboard heating; Space heater
• Interior features: Ceiling fan(s); Other interior features (see remarks)
• Laundry & utility: At least one unit includes in-unit laundry

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$140,283) 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/2.0-bath multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 24.1% 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: 172 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,964/mo this rent would consume 65% 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 $2k of equity ($519 loan paydown + $2k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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 $18k; list at $75k implies a 305% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1878 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1878 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.62% ✓
• Cap rate: 24.10%
• Cash-on-cash: 63.60%
• DSCR: 3.83
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $140,283
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Koons Ave	0.33mi	4/2.0 (+1)	1,421 (+0%)	1mo	$80,000	$56	78
355 Longnecker St	0.67mi	4/2.0 (+1)	1,369 (-3%)	4mo	$152,000	$111	55
43 Fay St	0.08mi	4/2.0 (+1)	1,238 (-13%)	19mo	$92,000	$74	54
587 Goodyear Ave	0.75mi	4/2.0 (+1)	1,362 (-4%)	9mo	$135,000	$99	46
395 Ideal St	0.66mi	4/2.0 (+1)	1,592 (+12%)	17mo	$235,000	$148	30

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: 67.4%
• Equity multiple: 4.63×
• Total profit: $76,197
• Equity at exit: $29,782

10-year hold

• IRR: 67.7%
• Equity multiple: 9.41×
• Total profit: $176,689
• Equity at exit: $43,040

Cash invested: $21,000 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 172
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,964 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$14 /mo · $168/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $1,113

Break-even live

Break-even rent $555

Max offer price $75,000

Occupancy floor 38%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,964
Total (2 units)			$1,964

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	43d	1	0.48mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	23d	1	0.63mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	0.63mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	19d	1	0.65mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	1d	1	0.89mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	43d	1	1.01mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	43d	1	1.02mi
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	23d	1	1.13mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	1d	1	1.19mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	1.30mi
216 Newburgh Ave Buffalo, NY	2.0	1.0	1690	$1,150	$0.68	23d	1	1.33mi
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	14d	1	1.35mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	43d	1	1.40mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	43d	1	1.41mi

Listing history 11 events

1. 2026-04-13
   status Pending
2. 2026-04-10
   listed $75,000 Active
3. 2026-04-10
   historical
4. 2026-04-09
   listed $75,000 Active
5. 2013-11-04
   soldstatus $18,500
6. 2013-11-04
   soldstatus $18,500
7. 2013-06-27
   listed $24,900
8. 2013-06-19
   listed $33,000
9. 2011-07-01
   soldstatus $33,000
10. 2011-02-20
    soldstatus $6,605
11. 2011-01-06
    listed $4,500

ⓘ 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: $168 · $14/mo
• Projected year-2 tax: $718 · $60/mo
• Expected delta: +$550/yr (+$46/mo · 326.9%)

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

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 ≥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: $23,568
• − Mortgage interest: −$4,201
• − Property taxes: −$168
• − Insurance: −$375
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$2,182
• Taxable income: $12,871
• Est. tax owed @ 24.0%: −$3,089
• After-tax cash flow: $10,267/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): 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

+1566.7% since first listed

11 events — show timeline

• 2026-04-13 Pending — WNYREIS
• 2026-04-10 Listing Removed — WNYREIS
• 2026-04-10 Listed $75,000 WNYREIS
• 2026-04-09 Listed $75,000 WNYREIS
• 2013-11-04 Sold (Public Records) $18,500 Public Records
• 2013-11-04 Sold (MLS) $18,500 CNYIS
• 2013-06-27 Listed $24,900 CNYIS
• 2013-06-19 Listed $33,000 CNYIS
• 2011-07-01 Sold (Public Records) $33,000 Public Records
• 2011-02-20 Sold (MLS) $6,605 UNYREIS
• 2011-01-06 Listed $4,500 UNYREIS

Property tax history

+2.7%/yr

Latest (2025): $168 · +0.0% YoY. Source: county tax records.