27 Central Ave · Buffalo, NY 14206

$108,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 30 Days on market

Built 1901 3,750 sqft lot Est $158k · 32% 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• 1% rule +6.6/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Turnkey Cash-Flow Single Family – 27 Central Ave, Buffalo, NY 14206!Fully rented and ready to own — This 5-bed, 1-bath single-family home is currently generating stable monthly rental income with tenants in place. 1,440 sq ft on a 3,750 sq ft lot in the Lovejoy neighborhood (ZIP 14206), this 1901-built home features solid fundamentals, a newer furnace & A/C, updated kitchen, and a completely renovated bathroom. The spacious layout and large backyard add tenant appeal and long-term value. Perfect for hands-off investors seeking reliable cash flow, portfolio expansion, or a BRRRR opportunity with minimal work required. Great rental demand in this established Buffalo neighbor

Key facts

• Large backyard
• Updated kitchen
• 3,750 sq ft lot

Tags

• UPDATED KITCHEN
• COMPLETELY RENOVATED BATHROOM
• LARGE BACKYARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story property; Existing/resale condition
• Construction: Vinyl siding; Block foundation
• Exterior features: Concrete driveway; Rectangular residential lot, approximately 30 x 125

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate and varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Dining area; Separate/formal living room; Finished basement
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $108,000 price doesn't fit this home's estimated sale value (~$158,400) 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 $108k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 8.0% in Buffalo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($747 loan paydown + $9k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 30 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $108k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,380 (1.5% below list)

Questions for the listing agent

1. Built in 1901 — 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. 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.
5. 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.
6. 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: 10.33%
• Cash-on-cash: 14.40%
• DSCR: 1.64
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $158,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Ludington St	0.17mi	3/2.0	1,364 (-5%)	8mo	$90,000	$66	73
146 Longnecker St	0.39mi	4/1.0 (+1)	1,460 (+1%)	9mo	$160,400	$110	67
107 Stanley St	0.52mi	4/1.0 (+1)	1,401 (-3%)	7mo	$190,000	$136	60
16 Regent St	0.42mi	3/1.0	1,604 (+11%)	8mo	$115,000	$72	55
38 N Central Ave Unit W	0.68mi	3/1.0	1,386 (-4%)	10mo	$110,000	$79	54
57 N Ogden St	0.66mi	3/2.0	1,350 (-6%)	1mo	$120,000	$89	54
7 Krupp Ave	0.59mi	2/1.0 (-1)	1,320 (-8%)	1mo	$50,000	$38	53
48 Deshler St	0.66mi	3/1.0	1,358 (-6%)	13mo	$76,500	$56	49
136 Benzinger St	0.48mi	3/1.0	1,266 (-12%)	10mo	$140,000	$111	49
307 Benzinger St	0.71mi	3/3.0	1,363 (-5%)	2mo	$247,000	$181	48
129 Schiller St	0.75mi	4/1.0 (+1)	1,328 (-8%)	7mo	$179,900	$135	41
226 Davey St	0.68mi	4/2.0 (+1)	1,314 (-9%)	10mo	$213,000	$162	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: 31.3%
• Equity multiple: 3.25×
• Total profit: $67,961
• Equity at exit: $82,480

10-year hold

• IRR: 27.9%
• Equity multiple: 6.95×
• Total profit: $179,912
• Equity at exit: $164,133

Cash invested: $30,240 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$19 /mo · $230/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $363

Break-even live

Break-even rent $798

Max offer price $108,000

Occupancy floor 66%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.03mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	0.84mi
47 Lester St Unit Main Floor Buffalo, NY	3.0	1.0	900	$1,000	$1.11	44d	1	1.31mi

Listing history 23 events

1. 2026-06-18
   days on market $108,000 Active 30 DOM
2. 2026-06-17
   days on market $108,000 Active 29 DOM
3. 2026-06-16
   days on market $108,000 Active 28 DOM
4. 2026-06-15
   days on market $108,000 Active 27 DOM
5. 2026-06-13
   days on market $108,000 Active 25 DOM
6. 2026-06-13
   days on market $108,000 Active 24 DOM
7. 2026-06-10
   days on market $108,000 Active 22 DOM
8. 2026-06-09
   days on market $108,000 Active 21 DOM
9. 2026-06-08
   days on market $108,000 Active 20 DOM
10. 2026-06-07
    days on market $108,000 Active 19 DOM
11. 2026-06-03
    days on market $108,000 Active 15 DOM
12. 2026-06-02
    days on market $108,000 Active 14 DOM
13. 2026-06-01
    days on market $108,000 Active 13 DOM
14. 2026-05-31
    days on market $108,000 Active 12 DOM
15. 2026-05-19
    listed $119,000 Active
16. 2021-08-23
    soldstatus $65,000
17. 2019-11-13
    status Under Contract- Do Not Show
18. 2019-11-01
    historical
19. 2019-09-23
    price $64,000
20. 2019-08-26
    listed $69,999 Active
21. 2012-07-30
    listed $18,000
22. 2011-04-26
    soldstatus $6,700
23. 2010-10-08
    listed $8,000

ⓘ 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: $230 · $19/mo
• Projected year-2 tax: $1,027 · $86/mo
• Expected delta: +$798/yr (+$66/mo · 347.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 49% 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: $15,091
• − Mortgage interest: −$6,050
• − Property taxes: −$230
• − Insurance: −$540
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,142
• Taxable income: $2,715
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $3,704/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

+1387.5% since first listed

9 events — show timeline

• 2026-05-19 Listed $119,000 WNYREIS
• 2021-08-23 Sold (Public Records) $65,000 Public Records
• 2019-11-13 Pending — WNYREIS
• 2019-11-01 Listing Removed — WNYREIS
• 2019-09-23 Price Changed $64,000 WNYREIS
• 2019-08-26 Listed $69,999 WNYREIS
• 2012-07-30 Listed $18,000 WNYREIS
• 2011-04-26 Sold (MLS) $6,700 WNYREIS
• 2010-10-08 Listed $8,000 WNYREIS

Property tax history

+1.0%/yr

Latest (2025): $230 · +0.0% YoY. Source: county tax records.