101 Humason Ave · Buffalo, NY 14211

$85,000

3 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 151 Days on market

Built 1912 3,000 sqft lot $83/sqft · 48% below area Est $165k · 48% 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

Listing remarks MLS

Welcome to 101 Humason, located in the desirable Schiller Park neighborhood. This 3-bedroom, 1-bath home offers a functional layout with hardwood floors on the first level, first-floor laundry, and newer windows throughout. Major updates include a newer roof and a hot water tank installed in 2025. The property is currently tenant-occupied and rented well below market value at $675 per month, offering strong upside potential with cosmetic updates. The seller owns multiple properties on the street and prefers to sell as a package, though individual sales will be considered. Additional properties available include 12, 97, 101, 106, and 136 Humason. Please refer to commercial listing B1655331 for full package details.

Key facts

• Hot water tank
• Newer roof
• First floor laundry

Tags

• HARDWOOD FLOORS
• FIRST FLOOR LAUNDRY
• NEWER WINDOWS
• NEWER ROOF
• HOT WATER TANK

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$164,742) 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/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 45% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($588 loan paydown + $2k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $85k implies a 608% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1912 — 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: 1.59% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.71%
• DSCR: 2.28
• GRM: 5.3

CMA / ARV

• ARV (median comp): $164,742
• List price: $85,000
• Delta: -48.40%
• 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
59 Fisher St	0.21mi	3/1.0	1,100 (+8%)	1mo	$195,000	$177	77
54 Andrews Ave	0.35mi	3/2.5	1,062 (+4%)	4mo	$70,000	$66	68
40 Hedwig Ave	0.70mi	3/1.0	1,029 (+1%)	2mo	$162,000	$157	64
141 Hagen St	0.45mi	3/1.0	961 (-6%)	8mo	$90,000	$94	62
87 Hagen St	0.43mi	3/1.0	1,121 (+10%)	4mo	$120,000	$107	61
281 Roslyn Ave Ave	0.64mi	3/1.0	1,039 (+2%)	8mo	$170,000	$164	60
145 Hoerner Ave	0.44mi	2/1.0 (-1)	1,112 (+9%)	7mo	$190,000	$171	54
42 Carol Dr	0.57mi	3/1.5	1,112 (+9%)	5mo	$220,000	$198	52
47 Hedwig Ave	0.70mi	3/1.5	940 (-8%)	1mo	$133,250	$142	51
1003 Walden Ave	0.68mi	3/1.0	1,130 (+11%)	0mo	$70,000	$62	50
219 Hagen St	0.52mi	3/1.0	893 (-13%)	8mo	$90,000	$101	48
149 David Ave	0.58mi	2/1.0 (-1)	940 (-8%)	8mo	$220,000	$234	48

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: 32.9%
• Equity multiple: 2.78×
• Total profit: $42,267
• Equity at exit: $33,753

10-year hold

• IRR: 34.1%
• Equity multiple: 5.41×
• Total profit: $105,043
• Equity at exit: $48,778

Cash invested: $23,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$446
• Tax from tax record: −$14 /mo · $174/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $569

Break-even live

Break-even rent $627

Max offer price $85,000

Occupancy floor 53%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	16d	1	0.21mi
56 Hagen St #2 Buffalo, NY	2.0	1.0	850	$950	$1.12	43d	1	0.46mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	43d	1	0.48mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	43d	1	0.58mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	43d	1	0.60mi
11 Kaufman Dr Buffalo, NY	2.0	1.0	900	$1,500	$1.67	43d	1	0.61mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	3d	1	0.63mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	43d	1	0.63mi
160 Courtland Ave Buffalo, NY	2.0	1.0	810	$1,025	$1.27	14d	1	0.66mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	11d	1	0.67mi
1202 Walden Ave Unit 2 Buffalo, NY	3.0	1.0	800	$1,350	$1.69	43d	1	0.76mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	16d	1	0.76mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	0.77mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	23d	1	0.77mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	43d	1	0.97mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	43d	1	1.06mi
2935 Genesee St Unit Up Buffalo, NY	2.0	1.0	1400	$1,400	$1.00	10d	1	1.24mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	43d	1	1.45mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	1d	1	1.50mi

Listing history 3 events

1. 2026-05-31
   days on market $85,000 Active 151 DOM
2. 2025-12-31
   listed $85,000 Active 723-char remark

   Show marketing remark (723 chars)

   Welcome to 101 Humason, located in the desirable Schiller Park neighborhood. This 3-bedroom, 1-bath home offers a functional layout with hardwood floors on the first level, first-floor laundry, and newer windows throughout. Major updates include a newer roof and a hot water tank installed in 2025. The property is currently tenant-occupied and rented well below market value at $675 per month, offering strong upside potential with cosmetic updates. The seller owns multiple properties on the street and prefers to sell as a package, though individual sales will be considered. Additional properties available include 12, 97, 101, 106, and 136 Humason. Please refer to commercial listing B1655331 for full package details.

3. 2009-10-22
   soldstatus $12,000

ⓘ 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: $174 · $14/mo
• Projected year-2 tax: $805 · $67/mo
• Expected delta: +$631/yr (+$53/mo · 363.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $16,177
• − Mortgage interest: −$4,761
• − Property taxes: −$174
• − Insurance: −$425
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$2,473
• Taxable income: $5,756
• Est. tax owed @ 24.0%: −$1,381
• After-tax cash flow: $5,451/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

+608.3% since first listed

2 events — show timeline

• 2025-12-31 Listed $85,000 WNYREIS
• 2009-10-22 Sold (Public Records) $12,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $174 · +0.0% YoY. Source: county tax records.