213 Westminster Ave · Buffalo, NY 14215

$153,213

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 41 Days on market

Built 1920 3,150 sqft lot $144/sqft · at area comps Est $160k · at est.

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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 +19.3/30.0
• ARV discount +9.3/15.0
• DSCR +6.1/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

WOW!! Opportunity awaits with this 4 Bed 1.5 bath home located in Buffalo, NY. The potiential is awesome for this home, the seller started the process. The sqft is deceptive; PLEASE look at the floorplans; LR, formal dining room, 2brs on 1st floor with 2 bedrooms; large eat in kitchen; 2nd floor has 2 LARGE BRS, 1BR w/ 1/2 bath; Full basement ready for remodeling; solid mechanics; 100amp circuit panel; OFF street parking; spacious yard. Showings start immediately; Offers reviewed at seller's availability.

Key facts

• Solid mechanics
• Spacious yard
• Large eat in kitchen

Tags

• FORMAL DINING ROOM
• LARGE EAT IN KITCHEN
• SOLID MECHANICS
• OFF STREET PARKING
• SPACIOUS YARD

Property features AI

Exterior

• Parking: No garage; Driveway parking
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: 2-story single-family (existing); Rectangular residential lot, near public transit, city street frontage
• Construction: Vinyl siding; Copper plumbing; Block foundation
• Exterior features: Concrete driveway; Open porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two main-level bedrooms; Two second-level bedrooms
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: One full bathroom; One half bathroom (one of the full bathrooms is on the main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate formal dining room; Eat-in kitchen; Separate formal living room; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $134k (12.2% below list).
• Recommended offer: $134k (12.2% 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 36% 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 41 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $13k; list at $153k implies a 1079% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,450 (12.2% below list)

Questions for the listing agent

1. It's been on market 41 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 9.5

CMA / ARV

• ARV (median comp): $159,539
• List price: $153,213
• Delta: -3.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
492 Hewitt Ave	0.09mi	3/1.0 (+1)	1,065 (+0%)	2mo	$241,000	$226	89
165 Davidson Ave	0.31mi	3/1.0 (+1)	1,056 (-1%)	4mo	$145,000	$137	76
180 Bickford Ave	0.13mi	3/1.5 (+1)	1,100 (+3%)	7mo	$125,000	$114	75
340 Shirley Ave	0.34mi	3/1.0 (+1)	1,056 (-1%)	3mo	$140,000	$133	75
99 Fennimore Ave	0.26mi	3/1.0 (+1)	1,100 (+3%)	3mo	$115,000	$105	75
322 Phyllis Ave	0.46mi	2/1.0	1,098 (+3%)	0mo	$175,000	$159	73
223 Phyllis Ave	0.42mi	3/1.0 (+1)	1,082 (+2%)	0mo	$68,500	$63	72
136 Davidson Ave	0.30mi	3/1.5 (+1)	1,086 (+2%)	7mo	$179,900	$166	70
84 Fennimore Ave	0.24mi	3/1.0 (+1)	961 (-10%)	1mo	$149,900	$156	66
53 Bickford Ave	0.36mi	3/1.0 (+1)	962 (-10%)	1mo	$148,000	$154	61
358 Hastings Ave	0.46mi	3/1.0 (+1)	1,152 (+8%)	2mo	$128,500	$112	58
154 Cleveland Dr	0.64mi	3/1.0 (+1)	1,156 (+9%)	5mo	$215,900	$187	47

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-17,209
• Equity at exit: $22,845

10-year hold

• IRR: -5.3%
• Equity multiple: 0.69×
• Total profit: $-13,500
• Equity at exit: $13,247

Cash invested: $42,900 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$803
• Tax from tax record: −$26 /mo · $307/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $169

Break-even live

Break-even rent $1,130

Max offer price $153,213

Occupancy floor 82%

Sensitivity live

Price	-10% $256	-5% $213	+0% $169	+5% $-50	+10% $-103
Rent	-10% $63	-5% $116	+0% $169	+5% $222	+10% $275
Rate	-1.0pp $246	-0.5pp $208	base $169	+0.5pp $130	+1.0pp $89

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: $38,303
• Closing costs: $4,596
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Lisbon Ave Unit 2 Buffalo, NY	2.0	1.0	850	$1,050	$1.24	44d	1	0.36mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	2d	1	0.39mi
220 Dartmouth Ave Buffalo, NY	2.0	1.0	1000	$1,100	$1.10	24d	1	0.52mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	44d	1	0.74mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	15d	1	0.76mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	44d	1	0.83mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	44d	1	0.83mi
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	2d	1	1.03mi
92 Lasalle Ave Unit 1 Buffalo, NY	2.0	1.0	1000	$1,150	$1.15	44d	1	1.10mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	44d	1	1.12mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$1,585	$1.55	2d	10	1.14mi
40 Lisbon Ave Unit Upper Buffalo, NY	2.0	1.0	1057	$1,500	$1.42	12d	1	1.16mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	1.18mi
190 Manhattan Ave Buffalo, NY	2.0	1.0	724	$1,200	$1.66	44d	1	1.20mi
160 Courtland Ave Buffalo, NY	2.0	1.0	810	$1,025	$1.27	15d	1	1.21mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	4d	1	1.24mi
2939 Main St Buffalo, NY	1.0–2.0	1.0–2.0	562	$1,999	$3.55	4d	1	1.25mi
26 Custer St Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	44d	1	1.26mi
1233 Eggert Rd Buffalo, NY	1.0	1.0	700	$1,175	$1.68	24d	1	1.39mi
4035-4055 Harlem Rd Unit 4081B Buffalo, NY	2.0	1.0	815	$1,649	$2.02	2d	1	1.40mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	44d	1	1.42mi
90 Sussex St Unit 2 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	44d	1	1.42mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	44d	1	1.43mi

Listing history 19 events

1. 2026-06-18
   days on market $153,213 Active 41 DOM
2. 2026-06-17
   days on market $153,213 Active 40 DOM
3. 2026-06-16
   days on market $153,213 Active 39 DOM
4. 2026-06-15
   days on market $153,213 Active 38 DOM
5. 2026-06-13
   days on market $153,213 Active 36 DOM
6. 2026-06-13
   days on market $153,213 Active 35 DOM
7. 2026-06-10
   days on market $153,213 Active 33 DOM
8. 2026-06-09
   days on market $153,213 Active 32 DOM
9. 2026-06-08
   days on market $153,213 Active 31 DOM
10. 2026-06-07
    days on market $153,213 Active 30 DOM
11. 2026-06-03
    days on market $153,213 Active 26 DOM
12. 2026-06-02
    days on market $153,213 Active 25 DOM
13. 2026-06-01
    days on market $153,213 Active 24 DOM
14. 2026-05-31
    days on market $153,213 Active 23 DOM
15. 2026-05-08
    price $153,213 510-char remark
16. 2026-05-08
    listed $152,213 Active 510-char remark
17. 2026-04-27
    historical
18. 2025-12-18
    listed $142,213 Active
19. 1995-10-31
    soldstatus $13,000

ⓘ 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: $307 · $26/mo
• Projected year-2 tax: $1,448 · $121/mo
• Expected delta: +$1,141/yr (+$95/mo · 371.5%)

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

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: $16,134
• − Mortgage interest: −$8,582
• − Property taxes: −$307
• − Insurance: −$766
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$4,457
• Taxable loss: −$560
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $2,165/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

+1078.6% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $153,213 WNYREIS
• 2026-05-08 Listed $152,213 WNYREIS
• 2026-04-27 Listing Removed — WNYREIS
• 2025-12-18 Listed $142,213 WNYREIS
• 1995-10-31 Sold (Public Records) $13,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $307 · +27.4% YoY. Source: county tax records.