21 Pomona Pl · Buffalo, NY 14210

$179,900

3 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 15 Days on market

Built 1910 4,013 sqft lot Est $204k · 12% under

---

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 +14.0/30.0
• ARV discount +12.8/15.0
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 21 Pomona! Renovated from top to bottom, this three-bedroom, 1.5 bath home features custom touches throughout - from the newly installed hardwood floors to the steel railing which has been designed for easy access of furniture to the second floor. The first floor's open floor plan allows for natural light from every angle, enhancing the beautiful white cabinets against the natural wood. The second floor boasts a spacious, newly tiled, full bathroom with a laundry room off the hallway. But wait - there's more! A new roof, furnace and hot water tank. There is absolutely nothing for you to do but move in and make it your very own!

Key facts

• Move-in ready
• Open floor plan
• Second-floor laundry

Tags

• HARDWOOD FLOORS
• OPEN FLOOR PLAN
• SECOND-FLOOR LAUNDRY
• MAJOR MECHANICAL UPDATES
• CLOSE TO LOCAL SHOPS
• MOVE-IN READY

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story; Existing construction; Vinyl siding exterior; Asphalt roof; Poured foundation; Resale property; Lot is rectangular and residential; Near public transit; Road frontage on city street / main thoroughfare; Lot dimensions approximately 30 x 133
• Construction: Vinyl siding construction; Asphalt roof; Poured foundation; Built (existing)
• Exterior features: Concrete driveway; Open porch; Porch; Shed(s) and storage

Interior

• Kitchen: Gas oven; Gas range; Range hood; Refrigerator
• Bedrooms: Laundry, Living Room, Family Room (listed room types)
• Flooring: Carpet; Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main level bathroom
• Heating & cooling: Gas forced air heating; Has heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate formal living room; Kitchen island; Kitchen and family room combo
• Laundry & utility: Upper level laundry; Washer; Dryer; Gas water heater; Exhaust fan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-31 ($-373/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (24.4% below list).
• Recommended offer: $136k (24.4% 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 rising fast (+12.7%/yr); 94 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 30% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,027 (24.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.76% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $203,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Unger Ave	0.27mi	3/1.0	1,072 (+4%)	3mo	$223,600	$209	78
88 Marbeth Ct	0.40mi	3/1.0	1,008 (-2%)	3mo	$239,900	$238	75
84 Cumberland Ave	0.38mi	3/1.0	984 (-4%)	7mo	$219,500	$223	69
124 Zittel St	0.59mi	3/1.5	1,028 (-0%)	4mo	$206,000	$200	66
30 Portland St	0.57mi	3/1.0	1,006 (-2%)	5mo	$160,000	$159	65
351 Abbott Rd	0.59mi	3/1.0	1,080 (+5%)	1mo	$175,000	$162	63
131 Geary St	0.39mi	3/2.0	945 (-8%)	4mo	$110,000	$116	61
16 Mesmer Ave	0.70mi	4/1.0 (+1)	1,021 (-1%)	6mo	$206,000	$202	55
369 Abbott Rd	0.61mi	3/1.0	1,125 (+9%)	7mo	$175,000	$156	50
112 Hubbell Ave	0.64mi	3/1.5	1,161 (+13%)	4mo	$205,000	$177	44
93 Salem St	0.65mi	3/1.5	1,184 (+15%)	1mo	$235,000	$198	42
152 Como Ave	0.70mi	4/2.0 (+1)	1,134 (+10%)	7mo	$211,000	$186	36

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.05×
• Total profit: $103,125
• Equity at exit: $162,068

10-year hold

• IRR: 23.5%
• Equity multiple: 7.41×
• Total profit: $322,923
• Equity at exit: $349,506

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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$943
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$75
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-31

Break-even live

Break-even rent $1,400

Max offer price $174,413

Occupancy floor 97%

Sensitivity live

Price	-10% $71	-5% $20	+0% $-31	+5% $-82	+10% $-349
Rent	-10% $-139	-5% $-85	+0% $-31	+5% $23	+10% $76
Rate	-1.0pp $60	-0.5pp $15	base $-31	+0.5pp $-78	+1.0pp $-125

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: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	15d	1	0.15mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	2d	1	0.17mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	24d	1	0.20mi
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	0.28mi
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	15d	1	0.51mi
2111 Seneca St #3 Buffalo, NY	2.0	1.0	937	$1,150	$1.23	44d	1	0.53mi
61 Princeton Pl Buffalo, NY	2.0	1.0	820	$1,300	$1.59	3d	1	0.55mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	2d	1	0.57mi
23 Indian Orchard Pl Unit Lower Buffalo, NY	3.0	1.0	1200	$1,250	$1.04	44d	1	0.77mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	11d	1	0.78mi
47 Lester St Unit Main Floor Buffalo, NY	3.0	1.0	900	$1,000	$1.11	44d	1	0.90mi
700 Hopkins St Buffalo, NY	3.0	1.0	1100	$1,225	$1.11	15d	1	0.94mi
696 Hopkins St Unit 2 Buffalo, NY	2.0	1.0	750	$950	$1.27	44d	1	0.95mi
102 Wildwood Pl Unit 1 Buffalo, NY	3.0	1.0	1100	$1,250	$1.14	16d	1	1.19mi
74 Woodside Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$1,510	$1.21	2d	1	1.33mi
46 Kirkwood Dr Unit Lower West Seneca, NY	2.0	1.0	1064	$1,350	$1.27	16d	1	1.39mi

Listing history 10 events

1. 2026-06-02
   statusdays on market $179,900 Pending 15 DOM
2. 2026-06-01
   days on market $179,900 Active 14 DOM
3. 2026-05-31
   days on market $179,900 Active 13 DOM
4. 2026-05-15
   listed $179,900 Active
5. 2022-04-18
   soldstatus $166,771
6. 2022-04-14
   soldstatus $166,771 Closed Sale or Rented 646-char remark

   Show marketing remark (646 chars)

   Welcome to 21 Pomona! Renovated from top to bottom, this three-bedroom, 1.5 bath home features custom touches throughout - from the newly installed hardwood floors to the steel railing which has been designed for easy access of furniture to the second floor. The first floor's open floor plan allows for natural light from every angle, enhancing the beautiful white cabinets against the natural wood. The second floor boasts a spacious, newly tiled, full bathroom with a laundry room off the hallway. But wait - there's more! A new roof, furnace and hot water tank. There is absolutely nothing for you to do but move in and make it your very own!

7. 2022-02-28
   status Pending Sale 646-char remark

   Show marketing remark (646 chars)

   Welcome to 21 Pomona! Renovated from top to bottom, this three-bedroom, 1.5 bath home features custom touches throughout - from the newly installed hardwood floors to the steel railing which has been designed for easy access of furniture to the second floor. The first floor's open floor plan allows for natural light from every angle, enhancing the beautiful white cabinets against the natural wood. The second floor boasts a spacious, newly tiled, full bathroom with a laundry room off the hallway. But wait - there's more! A new roof, furnace and hot water tank. There is absolutely nothing for you to do but move in and make it your very own!

8. 2022-02-21
   status Under Contract- Do Not Show 646-char remark

   Show marketing remark (646 chars)

   Welcome to 21 Pomona! Renovated from top to bottom, this three-bedroom, 1.5 bath home features custom touches throughout - from the newly installed hardwood floors to the steel railing which has been designed for easy access of furniture to the second floor. The first floor's open floor plan allows for natural light from every angle, enhancing the beautiful white cabinets against the natural wood. The second floor boasts a spacious, newly tiled, full bathroom with a laundry room off the hallway. But wait - there's more! A new roof, furnace and hot water tank. There is absolutely nothing for you to do but move in and make it your very own!

9. 2021-12-30
   listed $159,900 Active 646-char remark

   Show marketing remark (646 chars)

   Welcome to 21 Pomona! Renovated from top to bottom, this three-bedroom, 1.5 bath home features custom touches throughout - from the newly installed hardwood floors to the steel railing which has been designed for easy access of furniture to the second floor. The first floor's open floor plan allows for natural light from every angle, enhancing the beautiful white cabinets against the natural wood. The second floor boasts a spacious, newly tiled, full bathroom with a laundry room off the hallway. But wait - there's more! A new roof, furnace and hot water tank. There is absolutely nothing for you to do but move in and make it your very own!

10. 2021-04-26
    soldstatus $48,000

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$1,330/yr (+$111/mo · 348.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% 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: $16,323
• − Mortgage interest: −$10,077
• − Property taxes: −$381
• − Insurance: −$1,566
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$5,233
• Taxable loss: −$3,546
• Est. tax savings @ 24.0%: +$851
• After-tax cash flow: $478/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): 15,563
• Household income: $54,197
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 959.0

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 White (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 21% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Other Indo-European 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: ▲ 52.34%
• Current HPI: 431.7951
• Rent YoY: ▲ 12.67%
• 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

+274.8% since first listed

7 events — show timeline

• 2026-05-15 Listed $179,900 WNYREIS
• 2022-04-18 Sold (Public Records) $166,771 Public Records
• 2022-04-14 Sold (MLS) $166,771 WNYREIS
• 2022-02-28 Pending — WNYREIS
• 2022-02-21 Pending — WNYREIS
• 2021-12-30 Listed $159,900 WNYREIS
• 2021-04-26 Sold (Public Records) $48,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $381 · +0.0% YoY. Source: county tax records.