211 Grider St · Buffalo, NY 14215

$170,000

4 bd · 2.0 ba · 1,978 sqft · Townhouse public records · 23 Days on market

Built 1919 4,200 sqft lot Est $277k · 39% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MAKE AN OFFER!!!! Consider a package deal . . . This is a worth your while investment. Investors don't miss a great opportunity for the possibility of four rental units. Consider a package deal with 211 Grider and 521 Northland. Both of these 2 unit multi-family properties have been great rental income. Individuals are still interested in renting the units. Make a quick purchase and begin making rental income. This property will require work. Owner is looking to release both properties.

Key facts

• Solid basement
• Updated electrical
• Newer roof

Tags

• WELL MAINTAINED
• FULLY PAINTED EXTERIOR
• NEWER ROOF
• UPDATED ELECTRICAL
• SOLID BASEMENT
• LARGE ATTIC

Property features AI

Finance

• Other: Two-unit property with separate gas and electric meters
• Financial info: Owner pays water (if rented); Water included in rent; Operating expenses include water/sewer (multi-unit)

Exterior

• Parking: Parking available
• Utilities: Public water connected; Sewer connected
• Home design: Two-story property; Existing (resale) condition; Composite siding
• Construction: Composite siding construction
• Exterior features: Balcony; Rectangular residential lot with 30 x 140 dimensions; City street frontage

Interior

• Flooring: Carpet and varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $32 ($385/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 $153k (10.1% below list).
• Recommended offer: $153k (10.1% 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.
• Market conditions: Rents flat; 237 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 41% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $22k; list at $170k implies a 673% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,770 (10.1% below list)

Questions for the listing agent

1. Built in 1919 — 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: 0.90% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $276,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Colfax Ave	0.74mi	4/2.0	1,732 (-12%)	1mo	$243,000	$140	44

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 · 0.67% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.39×
• Total profit: $-28,983
• Equity at exit: $25,348

10-year hold

• IRR: -14.9%
• Equity multiple: 0.24×
• Total profit: $-36,223
• Equity at exit: $14,698

Cash invested: $47,600 (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 14215

• Home prices YoY: -30.0%
• Rents YoY: 0.7%
• Active inventory: 237
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $32

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 93%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73 Inter Park Ave Buffalo, NY	3.0	1.0	2080	$1,300	$0.62	14d	1	0.66mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	19d	1	0.76mi
563 Humboldt Pkwy Buffalo, NY	3.0	1.0	2004	$1,200	$0.60	23d	1	0.76mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	14d	1	0.86mi
25 Parkridge Ave Buffalo, NY	3.0	1.0	1914	$1,350	$0.71	14d	1	1.14mi
79 Walden Ave Buffalo, NY	3.0	1.0	2528	$1,250	$0.49	43d	1	1.17mi
102 Florida St Buffalo, NY	3.0	1.0	1296	$1,650	$1.27	43d	1	1.33mi
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	23d	1	1.40mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	1d	1	1.43mi

Listing history 25 events

1. 2026-06-18
   days on market $170,000 Active 23 DOM
2. 2026-06-17
   days on market $170,000 Active 22 DOM
3. 2026-06-16
   days on market $170,000 Active 21 DOM
4. 2026-06-15
   days on market $170,000 Active 20 DOM
5. 2026-06-13
   days on market $170,000 Active 18 DOM
6. 2026-06-13
   days on market $170,000 Active 17 DOM
7. 2026-06-10
   days on market $170,000 Active 15 DOM
8. 2026-06-09
   days on market $170,000 Active 14 DOM
9. 2026-06-08
   days on market $170,000 Active 13 DOM
10. 2026-06-07
    days on market $170,000 Active 12 DOM
11. 2026-06-03
    days on market $170,000 Active 8 DOM
12. 2026-06-02
    days on market $170,000 Active 7 DOM
13. 2026-06-01
    days on market $170,000 Active 6 DOM
14. 2026-05-31
    days on market $170,000 Active 5 DOM
15. 2026-05-26
    listed $170,000 Active
16. 2017-11-06
    listed $22,000 Active 491-char remark

    Show marketing remark (491 chars)

    MAKE AN OFFER!!!! Consider a package deal . . . This is a worth your while investment. Investors don't miss a great opportunity for the possibility of four rental units. Consider a package deal with 211 Grider and 521 Northland. Both of these 2 unit multi-family properties have been great rental income. Individuals are still interested in renting the units. Make a quick purchase and begin making rental income. This property will require work. Owner is looking to release both properties.

17. 2017-10-17
    soldstatus $22,000 Closed Sale or Rented 491-char remark

    Show marketing remark (491 chars)

    MAKE AN OFFER!!!! Consider a package deal . . . This is a worth your while investment. Investors don't miss a great opportunity for the possibility of four rental units. Consider a package deal with 211 Grider and 521 Northland. Both of these 2 unit multi-family properties have been great rental income. Individuals are still interested in renting the units. Make a quick purchase and begin making rental income. This property will require work. Owner is looking to release both properties.

18. 2017-10-17
    soldstatus $22,000 Closed Sale or Rented 491-char remark

    Show marketing remark (491 chars)

    MAKE AN OFFER!!!! Consider a package deal . . . This is a worth your while investment. Investors don't miss a great opportunity for the possibility of four rental units. Consider a package deal with 211 Grider and 521 Northland. Both of these 2 unit multi-family properties have been great rental income. Individuals are still interested in renting the units. Make a quick purchase and begin making rental income. This property will require work. Owner is looking to release both properties.

19. 2017-10-17
    soldstatus $22,000

    Show marketing remark (491 chars)

    MAKE AN OFFER!!!! Consider a package deal . . . This is a worth your while investment. Investors don't miss a great opportunity for the possibility of four rental units. Consider a package deal with 211 Grider and 521 Northland. Both of these 2 unit multi-family properties have been great rental income. Individuals are still interested in renting the units. Make a quick purchase and begin making rental income. This property will require work. Owner is looking to release both properties.

20. 2017-06-01
    status Pending Sale 491-char remark

    Show marketing remark (491 chars)

    MAKE AN OFFER!!!! Consider a package deal . . . This is a worth your while investment. Investors don't miss a great opportunity for the possibility of four rental units. Consider a package deal with 211 Grider and 521 Northland. Both of these 2 unit multi-family properties have been great rental income. Individuals are still interested in renting the units. Make a quick purchase and begin making rental income. This property will require work. Owner is looking to release both properties.

21. 2017-05-31
    price $22,000 491-char remark

    Show marketing remark (491 chars)

    MAKE AN OFFER!!!! Consider a package deal . . . This is a worth your while investment. Investors don't miss a great opportunity for the possibility of four rental units. Consider a package deal with 211 Grider and 521 Northland. Both of these 2 unit multi-family properties have been great rental income. Individuals are still interested in renting the units. Make a quick purchase and begin making rental income. This property will require work. Owner is looking to release both properties.

22. 2017-05-30
    listed Under Contract- Do Not Show 491-char remark

    Show marketing remark (491 chars)

    MAKE AN OFFER!!!! Consider a package deal . . . This is a worth your while investment. Investors don't miss a great opportunity for the possibility of four rental units. Consider a package deal with 211 Grider and 521 Northland. Both of these 2 unit multi-family properties have been great rental income. Individuals are still interested in renting the units. Make a quick purchase and begin making rental income. This property will require work. Owner is looking to release both properties.

23. 2017-05-05
    historical Under Contract- Do Not Show
24. 2017-05-03
    historical
25. 2017-04-28
    listed $19,900 Active

ⓘ 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 ≥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: $18,332
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$4,945
• Taxable loss: −$2,469
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $977/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): 42,524
• Household income: $44,955
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2873.0

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 (67%)
• Race & ethnicity: Black 67% White 15% Asian 7% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 4% Chinese 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: ▼ -126.29%
• Current HPI: 295.2966
• Rent YoY: ▲ 0.67%
• 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

+754.3% since first listed

11 events — show timeline

• 2026-05-26 Listed $170,000 WNYREIS
• 2017-11-06 Listed $22,000 WNYREIS
• 2017-10-17 Sold (Public Records) $22,000 Public Records
• 2017-10-17 Sold (MLS) $22,000 WNYREIS
• 2017-10-17 Sold (MLS) $22,000 WNYREIS
• 2017-06-01 Pending — WNYREIS
• 2017-05-31 Price Changed $22,000 WNYREIS
• 2017-05-30 Listed — WNYREIS
• 2017-05-05 Contingent — WNYREIS
• 2017-05-03 Listing Removed — WNYREIS
• 2017-04-28 Listed $19,900 WNYREIS

Property tax history

+14.4%/yr

Latest (2025): $307 · +128.3% YoY. Source: county tax records.