124 Cable St · Buffalo, NY 14206

$170,000

5 bd · 1.0 ba · 1,421 sqft · SingleFamily public records · 41 Days on market

Built 1900 3,000 sqft lot $120/sqft · 7% below area Est $183k · 7% under

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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 +16.8/30.0
• ARV discount +10.8/15.0
• Appreciation +9.0/10.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• 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 a real Kaisertown cutie—where charm, updates, and an unbeatable location all come together! Tucked back from the road on a quiet dead-end street, this 4-bedroom, 2 full bath home gives you the best of both worlds: peaceful living with everything right at your fingertips. Step inside and you’ll instantly feel the warm, fresh vibe with newly painted interiors and thoughtful updates throughout. The kitchen is a total standout, featuring granite countertops, soft-close cabinets and drawers, and appliances just 2 years young. Whether you’re cooking, hosting, or just hanging out, this space delivers. The first-floor bathroom adds a touch of luxury with marble tile, and second-floor laundry makes everyday life that much easier (because who wants to carry baskets up and down stairs?). Big-ticket updates? Already done! New PEX plumbing (Aug 2024) and hot water tank (Sept 2024) mean peace of mind for years to come. Outside, the yard is ready for summer fun, pets, or entertaining—with plenty of space, a newly built shed (June 2025), and a gate for added privacy. The font yard blooms beautiful hydrangeas, perfect for a morning or evening view on the front porch. Peony bushes are well underway and will have the entire neighborhood stopping with envy. Can't forget to mention the off street parking! A true gem of a find in the city. And let’s talk location—because this one is GOOD. Grab an ice cream from The Yard just a 5-minute walk away, spend afternoons at the playground, splash pad, or community pool, and enjoy neighborhood favorites like Wiechek’s and Hoagie Stop just blocks from your door. Plus, quick thruway access makes getting to where you need to go a breeze. Fun, functional, and full of good energy—this home is ready for its next chapter. Come fall in love and move right in!

Key facts

• Soft-close cabinets
• New pex plumbing
• Second-floor laundry

Tags

• GRANITE COUNTERTOPS
• SOFT-CLOSE CABINETS
• MARBLE TILE
• SECOND-FLOOR LAUNDRY
• NEW PEX PLUMBING
• NEW HOT WATER TANK

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $163k (4.3% below list).
• Recommended offer: $163k (4.3% 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: 169 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 39% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,656 (4.3% 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 4% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 0.96% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $183,465
• List price: $170,000
• Delta: -7.34%
• 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
226 Barnard St	0.21mi	5/1.0	1,452 (+2%)	23mo	$203,940	$140	68
290 Cable St	0.31mi	4/1.0 (-1)	1,358 (-4%)	14mo	$75,000	$55	62
258 Holly St	0.17mi	4/2.0 (-1)	1,594 (+12%)	4mo	$245,000	$154	59
238 S Ogden St	0.25mi	4/1.5 (-1)	1,565 (+10%)	8mo	$228,000	$146	58
580 S Ogden St Unit W	0.65mi	4/1.0 (-1)	1,362 (-4%)	3mo	$145,800	$107	56
141 Gorski St	0.21mi	4/2.0 (-1)	1,350 (-5%)	21mo	$170,000	$126	55
73 Sage Ave	0.57mi	4/1.5 (-1)	1,468 (+3%)	13mo	$230,000	$157	50
102 Pomona Pl	0.52mi	4/1.0 (-1)	1,232 (-13%)	2mo	$81,000	$66	47
105 Sage Ave	0.51mi	4/2.0 (-1)	1,488 (+5%)	18mo	$132,700	$89	44
448 Weimar St	0.51mi	4/1.0 (-1)	1,323 (-7%)	18mo	$225,000	$170	44
55 Boynton St	0.54mi	4/1.5 (-1)	1,500 (+6%)	20mo	$228,000	$152	42
299 Casimer St	0.47mi	4/1.5 (-1)	1,225 (-14%)	14mo	$200,000	$163	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.63×
• Total profit: $77,706
• Equity at exit: $129,829

10-year hold

• IRR: 20.4%
• Equity multiple: 5.63×
• Total profit: $220,315
• Equity at exit: $258,357

Cash invested: $47,600 (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 14206

• Home prices YoY: 1.8%
• Active inventory: 169
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,627 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $110

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 88%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	24d	1	1.28mi

Listing history 22 events

1. 2026-05-09
   price $170,000 1861-char remark

   Show marketing remark (1861 chars)

   Welcome to a real Kaisertown cutie—where charm, updates, and an unbeatable location all come together! Tucked back from the road on a quiet dead-end street, this 4-bedroom, 2 full bath home gives you the best of both worlds: peaceful living with everything right at your fingertips. Step inside and you’ll instantly feel the warm, fresh vibe with newly painted interiors and thoughtful updates throughout. The kitchen is a total standout, featuring granite countertops, soft-close cabinets and drawers, and appliances just 2 years young. Whether you’re cooking, hosting, or just hanging out, this space delivers. The first-floor bathroom adds a touch of luxury with marble tile, and second-floor laundry makes everyday life that much easier (because who wants to carry baskets up and down stairs?). Big-ticket updates? Already done! New PEX plumbing (Aug 2024) and hot water tank (Sept 2024) mean peace of mind for years to come. Outside, the yard is ready for summer fun, pets, or entertaining—with plenty of space, a newly built shed (June 2025), and a gate for added privacy. The font yard blooms beautiful hydrangeas, perfect for a morning or evening view on the front porch. Peony bushes are well underway and will have the entire neighborhood stopping with envy. Can't forget to mention the off street parking! A true gem of a find in the city. And let’s talk location—because this one is GOOD. Grab an ice cream from The Yard just a 5-minute walk away, spend afternoons at the playground, splash pad, or community pool, and enjoy neighborhood favorites like Wiechek’s and Hoagie Stop just blocks from your door. Plus, quick thruway access makes getting to where you need to go a breeze. Fun, functional, and full of good energy—this home is ready for its next chapter. Come fall in love and move right in!

2. 2026-04-10
   listed $179,900 Active 1861-char remark

   Show marketing remark (1861 chars)

   Welcome to a real Kaisertown cutie—where charm, updates, and an unbeatable location all come together! Tucked back from the road on a quiet dead-end street, this 4-bedroom, 2 full bath home gives you the best of both worlds: peaceful living with everything right at your fingertips. Step inside and you’ll instantly feel the warm, fresh vibe with newly painted interiors and thoughtful updates throughout. The kitchen is a total standout, featuring granite countertops, soft-close cabinets and drawers, and appliances just 2 years young. Whether you’re cooking, hosting, or just hanging out, this space delivers. The first-floor bathroom adds a touch of luxury with marble tile, and second-floor laundry makes everyday life that much easier (because who wants to carry baskets up and down stairs?). Big-ticket updates? Already done! New PEX plumbing (Aug 2024) and hot water tank (Sept 2024) mean peace of mind for years to come. Outside, the yard is ready for summer fun, pets, or entertaining—with plenty of space, a newly built shed (June 2025), and a gate for added privacy. The font yard blooms beautiful hydrangeas, perfect for a morning or evening view on the front porch. Peony bushes are well underway and will have the entire neighborhood stopping with envy. Can't forget to mention the off street parking! A true gem of a find in the city. And let’s talk location—because this one is GOOD. Grab an ice cream from The Yard just a 5-minute walk away, spend afternoons at the playground, splash pad, or community pool, and enjoy neighborhood favorites like Wiechek’s and Hoagie Stop just blocks from your door. Plus, quick thruway access makes getting to where you need to go a breeze. Fun, functional, and full of good energy—this home is ready for its next chapter. Come fall in love and move right in!

3. 2024-09-04
   soldstatus $150,000
4. 2024-08-22
   soldstatus $150,000 Closed 519-char remark

   Show marketing remark (519 chars)

   Owner will accept offers between $150,000 - $160,000. Welcome to your new Home. This two full bath four bedroom home has been completely refurbished from top to bottom. New windows, flooring, and lighting. There is a first floor ceramic bath, adjacent to a separate area for a stackable laundry. The Kitchen has white cabinets, and granite countertops, a center Island and new appliances. The second floor has three generous size bedrooms and a full bath with a stand-up shower. Offers will be reviewed as they come in!

5. 2024-05-29
   status Pending 519-char remark

   Show marketing remark (519 chars)

   Owner will accept offers between $150,000 - $160,000. Welcome to your new Home. This two full bath four bedroom home has been completely refurbished from top to bottom. New windows, flooring, and lighting. There is a first floor ceramic bath, adjacent to a separate area for a stackable laundry. The Kitchen has white cabinets, and granite countertops, a center Island and new appliances. The second floor has three generous size bedrooms and a full bath with a stand-up shower. Offers will be reviewed as they come in!

6. 2024-05-20
   historical Active Under Contract 519-char remark

   Show marketing remark (519 chars)

   Owner will accept offers between $150,000 - $160,000. Welcome to your new Home. This two full bath four bedroom home has been completely refurbished from top to bottom. New windows, flooring, and lighting. There is a first floor ceramic bath, adjacent to a separate area for a stackable laundry. The Kitchen has white cabinets, and granite countertops, a center Island and new appliances. The second floor has three generous size bedrooms and a full bath with a stand-up shower. Offers will be reviewed as they come in!

7. 2024-05-16
   price $150,000 519-char remark

   Show marketing remark (519 chars)

   Owner will accept offers between $150,000 - $160,000. Welcome to your new Home. This two full bath four bedroom home has been completely refurbished from top to bottom. New windows, flooring, and lighting. There is a first floor ceramic bath, adjacent to a separate area for a stackable laundry. The Kitchen has white cabinets, and granite countertops, a center Island and new appliances. The second floor has three generous size bedrooms and a full bath with a stand-up shower. Offers will be reviewed as they come in!

8. 2024-03-26
   listed $189,900 Active 519-char remark

   Show marketing remark (519 chars)

   Owner will accept offers between $150,000 - $160,000. Welcome to your new Home. This two full bath four bedroom home has been completely refurbished from top to bottom. New windows, flooring, and lighting. There is a first floor ceramic bath, adjacent to a separate area for a stackable laundry. The Kitchen has white cabinets, and granite countertops, a center Island and new appliances. The second floor has three generous size bedrooms and a full bath with a stand-up shower. Offers will be reviewed as they come in!

9. 2024-03-26
   historical

   Show marketing remark (519 chars)

   Owner will accept offers between $150,000 - $160,000. Welcome to your new Home. This two full bath four bedroom home has been completely refurbished from top to bottom. New windows, flooring, and lighting. There is a first floor ceramic bath, adjacent to a separate area for a stackable laundry. The Kitchen has white cabinets, and granite countertops, a center Island and new appliances. The second floor has three generous size bedrooms and a full bath with a stand-up shower. Offers will be reviewed as they come in!

10. 2024-02-26
    listed $199,900 Active
11. 2023-08-29
    soldstatus $53,200
12. 2023-08-24
    soldstatus $53,200 Closed Sale or Rented
13. 2023-07-04
    status Under Contract- Do Not Show
14. 2023-06-26
    listed $44,900 Active
15. 2023-06-22
    historical
16. 2023-04-28
    price $54,900
17. 2023-03-22
    listed $59,000 Active
18. 2015-04-15
    soldstatus $52,500
19. 2014-12-15
    soldstatus $22,000
20. 2014-09-03
    listed $23,000
21. 2006-11-16
    soldstatus $40,000
22. 2006-11-16
    soldstatus $40,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°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: $19,519
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$4,945
• Taxable loss: −$1,472
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $1,675/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): 21,631
• Household income: $50,450
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 841.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 25% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Arabic 2%

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: ▲ 8.06%
• Current HPI: 457.3935
• 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

+325.0% since first listed

22 events — show timeline

• 2026-05-09 Price Changed $170,000 WNYREIS
• 2026-04-10 Listed $179,900 WNYREIS
• 2024-09-04 Sold (Public Records) $150,000 Public Records
• 2024-08-22 Sold (MLS) $150,000 WNYREIS
• 2024-05-29 Pending — WNYREIS
• 2024-05-20 Contingent — WNYREIS
• 2024-05-16 Price Changed $150,000 WNYREIS
• 2024-03-26 Listing Removed — WNYREIS
• 2024-03-26 Listed $189,900 WNYREIS
• 2024-02-26 Listed $199,900 WNYREIS
• 2023-08-29 Sold (Public Records) $53,200 Public Records
• 2023-08-24 Sold (MLS) $53,200 WNYREIS
• 2023-07-04 Pending — WNYREIS
• 2023-06-26 Listed $44,900 WNYREIS
• 2023-06-22 Listing Removed — WNYREIS
• 2023-04-28 Price Changed $54,900 WNYREIS
• 2023-03-22 Listed $59,000 WNYREIS
• 2015-04-15 Sold (Public Records) $52,500 Public Records
• 2014-12-15 Sold (MLS) $22,000 WNYREIS
• 2014-09-03 Listed $23,000 WNYREIS
• 2006-11-16 Sold (Public Records) $40,000 Public Records
• 2006-11-16 Sold (Public Records) $40,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $325 · +0.0% YoY. Source: county tax records.