72 Saint Joseph Ave · Buffalo, NY 14211

$109,900

3 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 66 Days on market

Built 1878 3,690 sqft lot $104/sqft · 10% below area Est $141k · 22% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• 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 72 St Joseph Ave, Buffalo, NY! This beautiful single-family home offers a comfortable and functional layout featuring 3 spacious bedrooms, a large living room, formal dining area, and a bright kitchen perfect for family gatherings. The home includes a full bathroom and first-floor laundry, adding convenience and ease of living. Located in a quiet and friendly neighborhood, this home is close to schools, shopping, restaurants, making it a great option for both homeowners and investors. With affordable city taxes and easy access to everything Buffalo has to offer, this is a fantastic opportunity you don’t want to miss! Square Footage is different from tax records for these properties, please see attached floor plan.

Key facts

• Bright kitchen
• Single family home
• First floor laundry

Tags

• SINGLE FAMILY HOME
• LARGE LIVING ROOM
• FORMAL DINING AREA
• BRIGHT KITCHEN
• FIRST FLOOR LAUNDRY
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 42% 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 $3k of equity ($760 loan paydown + $2k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($103k) 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 $50k; list at $110k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1878 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1878 — 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: 1.16% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $140,665
• List price: $109,900
• Delta: -21.87%
• 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
131 Hirschbeck St	0.15mi	3/1.0	993 (-6%)	9mo	$111,550	$112	76
90 May St	0.06mi	4/1.0 (+1)	1,094 (+4%)	20mo	$50,000	$46	69
128 Gatchell St	0.14mi	2/1.0 (-1)	926 (-12%)	2mo	$82,500	$89	66
44 Goembel Ave	0.23mi	3/2.0	980 (-7%)	9mo	$175,000	$179	66
39 Hirschbeck St	0.33mi	2/1.0 (-1)	1,010 (-4%)	15mo	$63,000	$62	61
391 Greene St	0.59mi	3/1.0	1,144 (+9%)	2mo	$200,000	$175	56
324 Ideal St	0.75mi	4/2.0 (+1)	1,092 (+4%)	6mo	$195,000	$179	45
55 Forman St	0.68mi	4/1.0 (+1)	1,120 (+6%)	10mo	$120,600	$108	44
410 Benzinger St	0.67mi	4/2.0 (+1)	1,058 (+1%)	22mo	$105,000	$99	41
67 Montana Ave	0.68mi	3/1.0	1,182 (+12%)	9mo	$68,000	$58	40
48 N Central Ave	0.47mi	3/1.0	1,194 (+14%)	21mo	$75,000	$63	38
438 Davey St	0.75mi	3/1.0	1,134 (+8%)	20mo	$70,000	$62	35

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: 14.0%
• Equity multiple: 1.76×
• Total profit: $23,395
• Equity at exit: $43,640

10-year hold

• IRR: 16.6%
• Equity multiple: 3.23×
• Total profit: $68,537
• Equity at exit: $63,068

Cash invested: $30,772 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $244

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 76%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	43d	1	0.48mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	0.63mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	23d	1	0.63mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	43d	1	1.01mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	43d	1	1.02mi
56 Hagen St #2 Buffalo, NY	2.0	1.0	850	$950	$1.12	43d	1	1.08mi
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	23d	1	1.13mi
1202 Walden Ave Unit 2 Buffalo, NY	3.0	1.0	800	$1,350	$1.69	43d	1	1.30mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	1.30mi
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	14d	1	1.35mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	43d	1	1.40mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	43d	1	1.41mi

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 66 DOM
2. 2026-06-17
   days on market $109,900 Active 65 DOM
3. 2026-06-16
   days on market $109,900 Active 64 DOM
4. 2026-06-15
   days on market $109,900 Active 63 DOM
5. 2026-06-13
   days on market $109,900 Active 61 DOM
6. 2026-06-13
   days on market $109,900 Active 60 DOM
7. 2026-06-10
   days on market $109,900 Active 58 DOM
8. 2026-06-09
   days on market $109,900 Active 57 DOM
9. 2026-06-08
   days on market $109,900 Active 56 DOM
10. 2026-06-07
    days on market $109,900 Active 55 DOM
11. 2026-06-03
    days on market $109,900 Active 51 DOM
12. 2026-06-02
    days on market $109,900 Active 50 DOM
13. 2026-06-01
    days on market $109,900 Active 49 DOM
14. 2026-05-31
    days on market $109,900 Active 48 DOM
15. 2026-04-13
    listed $109,900 Active 740-char remark

    Show marketing remark (740 chars)

    Welcome to 72 St Joseph Ave, Buffalo, NY! This beautiful single-family home offers a comfortable and functional layout featuring 3 spacious bedrooms, a large living room, formal dining area, and a bright kitchen perfect for family gatherings. The home includes a full bathroom and first-floor laundry, adding convenience and ease of living. Located in a quiet and friendly neighborhood, this home is close to schools, shopping, restaurants, making it a great option for both homeowners and investors. With affordable city taxes and easy access to everything Buffalo has to offer, this is a fantastic opportunity you don’t want to miss! Square Footage is different from tax records for these properties, please see attached floor plan.

16. 2026-01-31
    historical
17. 2025-10-17
    listed $109,900 Active
18. 2024-03-06
    soldstatus $50,000

ⓘ 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: $15,249
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$3,197
• Taxable income: $1,258
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $2,631/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

+119.8% since first listed

4 events — show timeline

• 2026-04-13 Listed $109,900 WNYREIS
• 2026-01-31 Listing Removed — WNYREIS
• 2025-10-17 Listed $109,900 WNYREIS
• 2024-03-06 Sold (Public Records) $50,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $140 · +0.0% YoY. Source: county tax records.