112 Rano St · Buffalo, NY 14207

$5,000

3 bd · 1.0 ba · 1,161 sqft · SingleFamily public records · 16 Days on market

Built 1917 4,792 sqft lot $4/sqft · 97% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR OPPORTUNITY | 112 Rano Street, Buffalo, NY 14207 | Listed at $5,000 Investors and builders this is the kind of deal the Buffalo market rarely offers. A fire-damaged single-family home priced at just $5,000, with a clear path to a fully renovated 4-bedroom, 1.5-bath home and an after-renovation value well above $250,000. Two recent comparable sales in the same area at $257,000 and $265,000 confirm the upside. The current owner has already secured building plans for the full redevelopment, saving you time and planning costs before the work even begins. The fire was largely contained to the front of the home, and much of the existing exterior is considered salvageable, a significan

Key facts

• Off street parking
• Full basement
• Detached garage

Tags

• DETACHED GARAGE
• OFF STREET PARKING
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached garage (2 car)
• Utilities: Electricity available; Public water connected; Sewer connected
• Home design: Single-story home; Resale property
• Construction: Vinyl and wood siding; Asphalt roof; Block foundation; Existing (year built details)
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot (35 x 137)

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas heating (see remarks)
• Interior features: Bedroom on main level; Other interior features (see remarks)
• Laundry & utility: Main-level laundry; Gas water heater

🏷️ Possibly a rental listed for sale. The $5,000 price doesn't fit this home's estimated sale value (~$180,875) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $5k).
• Recommended offer: $5k (1.5% below list) — sets the bar for market timing.
• Cap rate 247.1% 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.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 199 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% of the median local income ($40k/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 $35 of loan paydown is wiped out by about $150 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($5k) 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.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $4,925 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 26.28% ✓
• Cap rate: 247.11%
• Cash-on-cash: 860.07%
• DSCR: 39.27
• GRM: 0.3

CMA / ARV

• ARV (median comp): $180,875
• List price: $5,000
• Delta: -97.24%
• 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
133 Mayer Ave	0.08mi	3/1.0	1,134 (-2%)	6mo	$195,000	$172	87
88 Progressive Ave	0.07mi	3/2.0	1,257 (+8%)	6mo	$170,000	$135	74
56 Gallatin Ave	0.16mi	3/1.5	1,052 (-9%)	2mo	$178,000	$169	73
195 Hertel Ave	0.36mi	3/1.0	1,236 (+6%)	2mo	$110,000	$89	71
82 Beatrice Ave	0.66mi	3/1.0	1,166 (+0%)	2mo	$165,000	$142	67
62 Chadduck Ave	0.54mi	3/1.0	1,240 (+7%)	2mo	$155,000	$125	61
94 Farmer St	0.55mi	3/1.0	1,100 (-5%)	6mo	$35,000	$32	60
36 Layer Ave	0.68mi	3/1.0	1,040 (-10%)	1mo	$185,000	$178	50
19 Royal Ave	0.49mi	4/1.0 (+1)	1,021 (-12%)	2mo	$159,547	$156	50
50 Philadelphia St	0.71mi	3/1.5	1,276 (+10%)	1mo	$155,000	$121	48
280 Esser Ave	0.75mi	3/1.0	1,283 (+10%)	3mo	$175,000	$136	45
186 Crowley Ave	0.47mi	4/2.0 (+1)	1,333 (+15%)	2mo	$215,000	$161	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 51.04×
• Total profit: $70,061
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 125.99×
• Total profit: $174,983
• Equity at exit: $432

Cash invested: $1,400 (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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 199
• Price-to-rent: 0.3×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $1,003

Break-even live

Break-even rent $44

Max offer price $5,000

Occupancy floor 19%

Sensitivity live

Price	-10% $1,007	-5% $1,005	+0% $1,003	+5% $1,002	+10% $1,000
Rent	-10% $900	-5% $952	+0% $1,003	+5% $1,055	+10% $1,107
Rate	-1.0pp $1,006	-0.5pp $1,005	base $1,003	+0.5pp $1,002	+1.0pp $1,001

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	23d	1	0.03mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	5d	1	0.25mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	5d	1	0.38mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	0d	1	0.42mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	46d	1	0.46mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	46d	1	0.56mi
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	16d	1	0.62mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	26d	1	0.62mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	12d	1	0.64mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	5d	1	0.65mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	26d	1	0.78mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	26d	1	0.80mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	26d	1	0.81mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	26d	1	0.96mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	0d	1	1.04mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	0d	1	1.05mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	4d	1	1.10mi
1558 Elmwood Ave Unit 4 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	46d	1	1.18mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	26d	1	1.25mi
46 Hawley St #1 Buffalo, NY	2.0	1.0	900	$1,300	$1.44	46d	1	1.37mi

Listing history 4 events

1. 2026-05-08
   status Pending 1442-char remark
2. 2026-05-05
   status Active 1442-char remark
3. 2026-05-02
   historical Active Under Contract 1442-char remark
4. 2026-04-22
   listed $5,000 Active 1442-char remark

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,767
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$25
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$145
• Taxable income: $12,718
• Est. tax owed @ 24.0%: −$3,052
• After-tax cash flow: $8,989/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): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

4 events — show timeline

• 2026-05-08 Pending — WNYREIS
• 2026-05-05 Relisted — WNYREIS
• 2026-05-02 Contingent — WNYREIS
• 2026-04-22 Listed $5,000 WNYREIS

Property tax history

+7.0%/yr

Latest (2025): $400 · +20.8% YoY. Source: county tax records.