There is a ton of potential in this book, but there are also some flaws.
The book has great information on the overall layout of Buffalo for the WOD and that is helpful. There are dozens of characters that seemingly make Buffalo home and these characters are largely interesting. Buffalo is a great WoD city and it is good to have it on display here.
The locations provided are cool and I could see myself using them in a game. Particularly The Fencing Club and The Lost Chantry. I would use these, potentially in a different city.
Layout was done in Word, and the overall quality if the layout makes this not feel like a great value. It's not bad, it just isn't amazing. The text needs an editor, there are small grammar issues throughout and an inconsistent tone. With a solid editing pass and layout in InDesign this could easily get an extra star. There is a solid passion here, and that passion is worth a lot. Formatting made me think this should be labelled a 1st Ed book, but the author noted it was designed for V20.