64 Verplanck St · Buffalo, NY 14208

$119,900

4 bd · 1.5 ba · 1,672 sqft · SingleFamily public records · 121 Days on market

Built 1875 2,500 sqft lot $72/sqft · 25% below area Est $161k · 25% under ↓ 22% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at this spacious five-bedroom, two-story home in Masten Park! A charming entryway welcomes you inside, where you’ll find an easy first-floor layout with two bedrooms—one in the front and one in the rear. The cozy living and dining room combination is spacious, and the wall between the living room and front bedroom can easily be removed to create an even more open living space. Hardwood floors throughout are in excellent condition. The eat-in kitchen offers plenty of potential and is ready for your personal updates and vision. Upstairs, you’ll find three additional bedrooms, including a large primary bedroom at the front of the home. The full bathroom is spacious and ready for your finishing touches. Major updates include all new windows, a seven-year-old roof, and a newer furnace. As an added bonus, the adjacent lot is included!

Key facts

• Newer furnace
• Eat-in kitchen
• Charming entryway

Tags

• CHARMING ENTRYWAY
• HARDWOOD FLOORS
• EAT-IN KITCHEN
• NEW WINDOWS
• SEVEN-YEAR-OLD ROOF
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,852/mo this rent would consume 46% 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 $829 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1875 — 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: 1.54% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.68%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $160,613
• List price: $119,900
• Delta: -25.35%
• 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
76 Dupont St	0.15mi	5/3.0 (+1)	1,746 (+4%)	10mo	$200,500	$115	66
113 Laurel St	0.31mi	5/1.0 (+1)	1,544 (-8%)	2mo	$163,000	$106	65
291 Northampton St	0.39mi	4/2.0	1,806 (+8%)	3mo	$255,000	$141	64
273 Purdy St	0.33mi	4/2.0	1,520 (-9%)	6mo	$90,000	$59	62
187 Chester St	0.35mi	3/1.5 (-1)	1,456 (-13%)	1mo	$99,000	$68	56
88 Donaldson Rd	0.54mi	3/1.5 (-1)	1,699 (+2%)	13mo	$217,000	$128	56
91 Southampton St	0.53mi	4/1.0	1,590 (-5%)	13mo	$254,400	$160	54
146 Waverly St	0.27mi	3/1.5 (-1)	1,456 (-13%)	8mo	$250,000	$172	54
144 Northampton St	0.46mi	3/2.0 (-1)	1,801 (+8%)	9mo	$44,500	$25	52
164 Harvard Pl	0.71mi	3/2.5 (-1)	1,700 (+2%)	8mo	$344,000	$202	48
59 Landon St	0.30mi	4/1.0	1,424 (-15%)	15mo	$76,500	$54	47
40 Edna Pl	0.68mi	4/2.0	1,507 (-10%)	13mo	$182,500	$121	39

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: 15.6%
• Equity multiple: 1.63×
• Total profit: $21,018
• Equity at exit: $17,877

10-year hold

• IRR: 24.2%
• Equity multiple: 3.10×
• Total profit: $70,461
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $635

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 61%

Sensitivity live

Price	-10% $717	-5% $676	+0% $635	+5% $593	+10% $552
Rent	-10% $488	-5% $561	+0% $635	+5% $708	+10% $781
Rate	-1.0pp $695	-0.5pp $665	base $635	+0.5pp $604	+1.0pp $572

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Chester St Unit 1 Buffalo, NY	3.0	1.0	1100	$1,000	$0.91	15d	1	0.18mi
102 Florida St Buffalo, NY	3.0	1.0	1296	$1,650	$1.27	45d	1	0.52mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	15d	1	0.59mi
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	4d	1	0.65mi
238 Oxford Ave Unit Upper Buffalo, NY	3.0	1.0	1100	$1,600	$1.45	25d	1	0.74mi
563 Humboldt Pkwy Buffalo, NY	3.0	1.0	2004	$1,200	$0.60	25d	1	0.76mi
73 Inter Park Ave Buffalo, NY	3.0	1.0	2080	$1,300	$0.62	15d	1	0.81mi
685 Auburn Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,750	$1.46	15d	1	1.04mi
117 Humboldt Pkwy Unit A Buffalo, NY	3.0	1.0	1105	$2,300	$2.08	45d	1	1.09mi
740 Elmwood Ave Buffalo, NY	3.0	1.0	2000	$1,995	$1.00	15d	1	1.12mi
825 Forest Ave Unit 1 Buffalo, NY	3.0	1.0	1200	$1,700	$1.42	4d	1	1.20mi
825 Forest Ave Buffalo, NY	3.0	1.0	1200	$2,000	$1.67	25d	1	1.20mi
330 Bryant St Buffalo, NY	3.0	2.0	2224	$2,200	$0.99	21d	1	1.21mi
118 Ashland Ave Buffalo, NY	3.0	1.0	1326	$1,850	$1.40	15d	1	1.22mi
518 Wilson St Buffalo, NY	5.0	1.5	1848	$1,500	$0.81	25d	1	1.24mi
44 N Pearl St #5 Buffalo, NY	3.0	1.0	1200	$2,400	$2.00	45d	1	1.31mi
17 N Pearl St Unit 3 Buffalo, NY	3.0	2.0	1197	$3,100	$2.59	25d	1	1.34mi
478 Breckenridge St Buffalo, NY	3.0	1.0	1100	$1,575	$1.43	45d	1	1.44mi
40 Putnam St Buffalo, NY	4.0	1.0	1600	$2,100	$1.31	25d	1	1.50mi

Listing history 20 events

1. 2026-06-21
   days on market $119,900 Active 121 DOM
2. 2026-06-18
   days on market $119,900 Active 118 DOM
3. 2026-06-17
   days on market $119,900 Active 117 DOM
4. 2026-06-16
   days on market $119,900 Active 116 DOM
5. 2026-06-15
   days on market $119,900 Active 115 DOM
6. 2026-06-13
   days on market $119,900 Active 113 DOM
7. 2026-06-13
   days on market $119,900 Active 112 DOM
8. 2026-06-10
   days on market $119,900 Active 110 DOM
9. 2026-06-09
   days on market $119,900 Active 109 DOM
10. 2026-06-08
    days on market $119,900 Active 108 DOM
11. 2026-06-07
    days on market $119,900 Active 107 DOM
12. 2026-06-03
    days on market $119,900 Active 103 DOM
13. 2026-06-02
    days on market $119,900 Active 102 DOM
14. 2026-06-01
    days on market $119,900 Active 101 DOM
15. 2026-05-31
    days on market $119,900 Active 100 DOM
16. 2026-05-04
    price $124,900 877-char remark

    Show marketing remark (877 chars)

    Opportunity awaits at this spacious five-bedroom, two-story home in Masten Park! A charming entryway welcomes you inside, where you’ll find an easy first-floor layout with two bedrooms—one in the front and one in the rear. The cozy living and dining room combination is spacious, and the wall between the living room and front bedroom can easily be removed to create an even more open living space. Hardwood floors throughout are in excellent condition. The eat-in kitchen offers plenty of potential and is ready for your personal updates and vision. Upstairs, you’ll find three additional bedrooms, including a large primary bedroom at the front of the home. The full bathroom is spacious and ready for your finishing touches. Major updates include all new windows, a seven-year-old roof, and a newer furnace. As an added bonus, the adjacent lot is included!

17. 2026-04-10
    price $129,900 877-char remark

    Show marketing remark (877 chars)

    Opportunity awaits at this spacious five-bedroom, two-story home in Masten Park! A charming entryway welcomes you inside, where you’ll find an easy first-floor layout with two bedrooms—one in the front and one in the rear. The cozy living and dining room combination is spacious, and the wall between the living room and front bedroom can easily be removed to create an even more open living space. Hardwood floors throughout are in excellent condition. The eat-in kitchen offers plenty of potential and is ready for your personal updates and vision. Upstairs, you’ll find three additional bedrooms, including a large primary bedroom at the front of the home. The full bathroom is spacious and ready for your finishing touches. Major updates include all new windows, a seven-year-old roof, and a newer furnace. As an added bonus, the adjacent lot is included!

18. 2026-03-20
    price $139,900 877-char remark

    Show marketing remark (877 chars)

    Opportunity awaits at this spacious five-bedroom, two-story home in Masten Park! A charming entryway welcomes you inside, where you’ll find an easy first-floor layout with two bedrooms—one in the front and one in the rear. The cozy living and dining room combination is spacious, and the wall between the living room and front bedroom can easily be removed to create an even more open living space. Hardwood floors throughout are in excellent condition. The eat-in kitchen offers plenty of potential and is ready for your personal updates and vision. Upstairs, you’ll find three additional bedrooms, including a large primary bedroom at the front of the home. The full bathroom is spacious and ready for your finishing touches. Major updates include all new windows, a seven-year-old roof, and a newer furnace. As an added bonus, the adjacent lot is included!

19. 2026-03-06
    price $149,900 877-char remark

    Show marketing remark (877 chars)

    Opportunity awaits at this spacious five-bedroom, two-story home in Masten Park! A charming entryway welcomes you inside, where you’ll find an easy first-floor layout with two bedrooms—one in the front and one in the rear. The cozy living and dining room combination is spacious, and the wall between the living room and front bedroom can easily be removed to create an even more open living space. Hardwood floors throughout are in excellent condition. The eat-in kitchen offers plenty of potential and is ready for your personal updates and vision. Upstairs, you’ll find three additional bedrooms, including a large primary bedroom at the front of the home. The full bathroom is spacious and ready for your finishing touches. Major updates include all new windows, a seven-year-old roof, and a newer furnace. As an added bonus, the adjacent lot is included!

20. 2026-02-20
    listed $159,900 Active 877-char remark

    Show marketing remark (877 chars)

    Opportunity awaits at this spacious five-bedroom, two-story home in Masten Park! A charming entryway welcomes you inside, where you’ll find an easy first-floor layout with two bedrooms—one in the front and one in the rear. The cozy living and dining room combination is spacious, and the wall between the living room and front bedroom can easily be removed to create an even more open living space. Hardwood floors throughout are in excellent condition. The eat-in kitchen offers plenty of potential and is ready for your personal updates and vision. Upstairs, you’ll find three additional bedrooms, including a large primary bedroom at the front of the home. The full bathroom is spacious and ready for your finishing touches. Major updates include all new windows, a seven-year-old roof, and a newer furnace. As an added bonus, the adjacent lot is included!

ⓘ 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: $22,226
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$3,488
• Taxable income: $6,068
• Est. tax owed @ 24.0%: −$1,456
• After-tax cash flow: $6,159/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

-21.9% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $124,900 WNYREIS
• 2026-04-10 Price Changed $129,900 WNYREIS
• 2026-03-20 Price Changed $139,900 WNYREIS
• 2026-03-06 Price Changed $149,900 WNYREIS
• 2026-02-20 Listed $159,900 WNYREIS

Property tax history

+3.7%/yr

Latest (2025): $163 · +0.0% YoY. Source: county tax records.