77 Weiss St · Buffalo, NY 14206

$179,900

5 bd · 2.0 ba · 2,077 sqft · Townhouse public records · 22 Days on market

Built 1905 3,000 sqft lot Est $123k · 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 +22.6/30.0
• Appreciation +9.0/10.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• 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

Awesome opportunity to own this Kaisertown 2 family dwelling on a hard to find double lot ( 75 & 77 Weiss St ). Long term tenant in front apartment. Vacant rear unit has been freshly updated with new flooring and paint. Property features updated electric service. Walk up attic. Vinyl siding and fenced yard with storage shed.

Key facts

• Double lot
• Fully fenced yard
• Built 1905

Tags

• DOUBLE LOT
• MAINTENANCE FREE VINYL SIDING
• FULLY FENCED YARD

Property features AI

Finance

• Other: Two-unit property with separate gas and electric meters for each unit
• Financial info: Owner pays water (rental info); Operating expenses include maintenance and water/sewer (multi-unit)

Exterior

• Parking: No driveway
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: Single-story property; Existing (resale) condition
• Construction: Vinyl siding; Copper and PEX plumbing
• Exterior features: Near public transit; Rectangular, residential lot; City street frontage; Lot dimensions approximately 30 x 100

Interior

• Flooring: Carpet; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Crawl space basement; Vinyl siding interior elements (property has vinyl siding exterior noted in construction)
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/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 $173k (4.0% below list).
• Recommended offer: $173k (4.0% below list) — sets the bar for 1% rule.

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.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: 170 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 41% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 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 $115k; list at $180k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,633 (4.0% below list)

Questions for the listing agent

1. Built in 1905 — 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: 0.96% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.33
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $122,543
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Roanoke Pkwy	0.63mi	5/2.0	2,344 (+13%)	6mo	$225,000	$96	44
43 Krakow St	0.29mi	6/2.0 (+1)	2,374 (+14%)	24mo	$136,000	$57	38
19 Littell Ave	0.74mi	6/2.0 (+1)	1,950 (-6%)	18mo	$115,000	$59	35

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

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.87×
• Total profit: $94,222
• Equity at exit: $137,390

10-year hold

• IRR: 23.2%
• Equity multiple: 6.14×
• Total profit: $258,709
• Equity at exit: $273,402

Cash invested: $50,372 (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 14206

• Home prices YoY: 1.8%
• Active inventory: 170
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $307

Break-even live

Break-even rent $1,338

Max offer price $179,900

Occupancy floor 77%

Sensitivity live

Price	-10% $408	-5% $358	+0% $307	+5% $256	+10% $205
Rent	-10% $170	-5% $238	+0% $307	+5% $375	+10% $443
Rate	-1.0pp $397	-0.5pp $352	base $307	+0.5pp $260	+1.0pp $213

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $179,900 Active 22 DOM
2. 2026-06-18
   days on market $179,900 Active 19 DOM
3. 2026-06-17
   days on market $179,900 Active 18 DOM
4. 2026-06-16
   days on market $179,900 Active 17 DOM
5. 2026-06-15
   days on market $179,900 Active 16 DOM
6. 2026-06-13
   days on market $179,900 Active 14 DOM
7. 2026-06-13
   days on market $179,900 Active 13 DOM
8. 2026-06-10
   days on market $179,900 Active 11 DOM
9. 2026-06-09
   days on market $179,900 Active 10 DOM
10. 2026-06-08
    days on market $179,900 Active 9 DOM
11. 2026-06-07
    days on market $179,900 Active 8 DOM
12. 2026-06-03
    days on market $179,900 Active 4 DOM
13. 2026-06-02
    days on market $179,900 Active 3 DOM
14. 2026-06-01
    days on market $179,900 Active 2 DOM
15. 2026-05-31
    remarks 486-char remark
16. 2026-05-31
    listed $179,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $466 · $39/mo
• Projected year-2 tax: $1,753 · $146/mo
• Expected delta: +$1,287/yr (+$107/mo · 276.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $20,716
• − Mortgage interest: −$10,077
• − Property taxes: −$466
• − Insurance: −$900
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$5,233
• Taxable income: $726
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $3,505/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): 21,631
• Household income: $50,450
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 841.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 25% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Arabic 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: ▲ 8.06%
• Current HPI: 457.3935
• 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

+1450.9% since first listed

9 events — show timeline

• 2026-05-30 Listed $179,900 WNYREIS
• 2024-02-09 Sold (Public Records) $115,000 Public Records
• 2024-02-09 Sold (Public Records) $115,000 Public Records
• 2024-02-06 Sold (MLS) $115,000 WNYREIS
• 2023-12-27 Pending — WNYREIS
• 2023-11-30 Pending — WNYREIS
• 2023-11-22 Pending — WNYREIS
• 2023-11-13 Listed $125,000 WNYREIS
• 2015-11-20 Sold (Public Records) $11,600 Public Records

Property tax history

+7.2%/yr

Latest (2025): $466 · +31.9% YoY. Source: county tax records.