13 Peterson St · Buffalo, NY 14211

$124,999

8 bd · 4.0 ba · 4,914 sqft · MultiFamily public records · 52 Days on market

Built 1925 3,049 sqft lot $25/sqft · 45% below area Est $228k · 45% 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Excellent investment opportunity at 13 Peterson St in Buffalo. This 4-family property is ideal for investors looking for a full rehab project with strong long-term upside. The property requires complete renovation and is being sold as-is, making it a great value-add opportunity for experienced investors or contractors. Spacious multi-family layout offers strong income potential once renovated. It is conveniently located near stores, restaurants, public transportation, and everyday amenities. This is a great opportunity for long-term rental income or portfolio expansion. Bring your vision and unlock the potential of this 4-unit investment property.

Key facts

• Full rehab project
• Complete renovation
• Multi-family layout

Tags

• FULL REHAB PROJECT
• COMPLETE RENOVATION
• MULTI-FAMILY LAYOUT
• STRONG INCOME POTENTIAL
• LONG-TERM RENTAL INCOME

Property features AI

Finance

• Financial info: Owner pays water; water is included in rent; Operating expenses include water

Exterior

• Parking: No driveway
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: Two-story multifamily property; Resale condition
• Construction: Vinyl siding; PEX plumbing; Asphalt roof; Built (existing structure)
• Exterior features: Located on a golf course; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas water heater
• Bedrooms: Four units total: two 3-bedroom units and two 2-bedroom units (each unit includes a living room and a formal dining room)
• Bathrooms: Four full bathrooms (one full bath per unit)
• Heating & cooling: Gas forced air heating
• Interior features: Accessible doors; Full basement
• Laundry & utility: No specific in-unit laundry details provided

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $766/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.7% 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; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $4,830/mo this rent would consume 160% of the median local household income ($36k/yr) (locally 1804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $3k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $125k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,249 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.86% ✓
• Cap rate: 35.69%
• Cash-on-cash: 104.99%
• DSCR: 5.67
• GRM: 2.2

CMA / ARV

• ARV (median comp): $228,124
• List price: $124,999
• Delta: -45.21%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.83×
• Total profit: $203,925
• Equity at exit: $49,636

10-year hold

• IRR: —
• Equity multiple: 14.16×
• Total profit: $460,633
• Equity at exit: $71,733

Cash invested: $35,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $4,830 high
• Mortgage (P&I): −$656
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,014
• Net cashflow: $3,062

Break-even live

Break-even rent $954

Max offer price $124,999

Occupancy floor 32%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,828
Total (4 units)			$4,830

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $124,999 Active 52 DOM
2. 2026-06-17
   days on market $124,999 Active 51 DOM
3. 2026-06-16
   days on market $124,999 Active 50 DOM
4. 2026-06-15
   days on market $124,999 Active 49 DOM
5. 2026-06-13
   days on market $124,999 Active 47 DOM
6. 2026-06-13
   days on market $124,999 Active 46 DOM
7. 2026-06-10
   days on market $124,999 Active 44 DOM
8. 2026-06-09
   days on market $124,999 Active 43 DOM
9. 2026-06-08
   days on market $124,999 Active 42 DOM
10. 2026-06-07
    days on market $124,999 Active 41 DOM
11. 2026-06-03
    days on market $124,999 Active 37 DOM
12. 2026-06-02
    days on market $124,999 Active 36 DOM
13. 2026-06-01
    days on market $124,999 Active 35 DOM
14. 2026-05-31
    days on market $124,999 Active 34 DOM
15. 2026-04-27
    listed $124,999 Active 655-char remark
16. 2021-08-10
    soldstatus $80,000

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $1,331 · $111/mo
• Expected delta: +$781/yr (+$65/mo · 142.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $57,960
• − Mortgage interest: −$7,002
• − Property taxes: −$550
• − Insurance: −$625
• − Repairs & maintenance: −$4,637
• − Management: −$4,637
• − Depreciation: −$3,636
• Taxable income: $36,873
• Est. tax owed @ 24.0%: −$8,850
• After-tax cash flow: $27,898/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

+56.2% since first listed

2 events — show timeline

• 2026-04-27 Listed $124,999 WNYREIS
• 2021-08-10 Sold (Public Records) $80,000 Public Records

Property tax history

+15.9%/yr

Latest (2025): $550 · +36.3% YoY. Source: county tax records.