23 Pooley Pl · Buffalo, NY 14213

$144,900

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 6 Days on market

Built 1890 3,798 sqft lot Est $159k · 9% under ↓ 24% since listing

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Why this score? — see what drove the B- 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 +22.8/30.0
• ARV discount +11.4/15.0
• Appreciation +8.8/10.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks

Welcome to 23 Pooley Place, a perfectly renovated 3-bedroom, 1-bathroom home offering 1,044 square feet of smartly designed living space in the vibrant West Side of Buffalo, NY. Nestled on a quiet residential street, this home is the perfect mix of comfort, character, and beauty. You are initially greeted with a charming front porch, complete with maintenance free vinyl railings. Upon entering through the new front door, you walk into a sunlit living area boasting all new flooring and a welcoming layout. The updated kitchen features ample cabinet space, new flooring, new granite countertops, just waiting for your personal touches. Whether you’re entertaining or enjoying a quiet night

Key facts

• 3,798 sq ft lot
• Built 1890
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

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: Rents soft (-0.5%/yr); 137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 35% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,900

Questions for the listing agent

1. Built in 1890 — 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: 1.10% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $158,688
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Pooley Pl	0.00mi	3/1.0	1,044 (0%)	0mo	$144,900	$139	100
1069 West Ave	0.53mi	3/1.0	1,040 (-0%)	11mo	$150,000	$144	65
25 Lafayette Ave	0.51mi	3/2.0	1,009 (-3%)	5mo	$110,000	$109	62
12 Pooley Pl	0.04mi	4/1.0 (+1)	1,126 (+8%)	24mo	$175,000	$155	60
123 Hawley St	0.36mi	3/1.0	930 (-11%)	13mo	$191,000	$205	54
196 Dewitt St	0.31mi	3/1.0	1,122 (+8%)	23mo	$170,000	$152	54
151 Forest Ave	0.06mi	4/2.0 (+1)	1,176 (+13%)	20mo	$230,000	$196	50
74 Baynes St	0.73mi	4/2.0 (+1)	1,075 (+3%)	4mo	$195,925	$182	49
369 Parkdale Ave	0.33mi	3/1.5	1,144 (+10%)	22mo	$138,000	$121	48
532 Bird Ave	0.73mi	3/1.0	1,161 (+11%)	9mo	$289,900	$250	40
9 Congress St	0.60mi	4/1.0 (+1)	1,200 (+15%)	8mo	$130,000	$108	36

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

Projected returns pro-forma

7.51% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.64×
• Total profit: $66,671
• Equity at exit: $105,309

10-year hold

• IRR: 20.5%
• Equity multiple: 5.26×
• Total profit: $172,974
• Equity at exit: $204,641

Cash invested: $40,572 (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 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 137
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $253

Break-even live

Break-even rent $1,268

Max offer price $144,900

Occupancy floor 79%

Sensitivity live

Price	-10% $353	-5% $303	+0% $253	+5% $203	+10% $153
Rent	-10% $127	-5% $190	+0% $253	+5% $315	+10% $378
Rate	-1.0pp $326	-0.5pp $290	base $253	+0.5pp $215	+1.0pp $177

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$1,600	$1.23	2d	14	0.13mi
46 Hawley St #1 Buffalo, NY	2.0	1.0	900	$1,300	$1.44	44d	1	0.18mi
185 Potomac Ave Buffalo, NY	2.0	1.0	1200	$1,300	$1.08	24d	1	0.22mi
232 Dewitt St Buffalo, NY	3.0	1.0	1200	$1,300	$1.08	24d	1	0.28mi
1485 Niagara St Buffalo, NY	1.0–2.0	1.0	925	$2,174	$2.35	2d	1	0.29mi
305 Bird Ave Unit 3 Buffalo, NY	3.0	1.5	1128	$2,300	$2.04	44d	1	0.29mi
309 Bird Ave Unit 1 Buffalo, NY	3.0	1.0	1100	$2,200	$2.00	44d	1	0.29mi
163 W Delavan Ave Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	24d	1	0.36mi
311 Herkimer St #1 Buffalo, NY	3.0	1.0	1272	$1,400	$1.10	15d	1	0.39mi
374 Baynes St Buffalo, NY	3.0	1.0	1126	$1,550	$1.38	44d	1	0.41mi
57 Abbottsford Pl Buffalo, NY	2.0	1.0	1000	$1,550	$1.55	24d	1	0.49mi
37 Abbottsford Pl Buffalo, NY	3.0	1.0	1130	$1,650	$1.46	44d	1	0.50mi
1360 Niagara St Buffalo, NY	1.0–2.0	1.0–2.0	1252	$2,396	$1.91	2d	2	0.50mi
257 Lafayette Ave Unit 317 Buffalo, NY	2.0	1.0	897	$1,400	$1.56	24d	1	0.54mi
257 Lafayette Ave Apt 319 Buffalo, NY	2.0	1.0	900	$1,395	$1.55	24d	1	0.55mi
196 Auburn Ave Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	44d	1	0.57mi
891 Richmond Ave Buffalo, NY	3.0	1.0	1176	$1,800	$1.53	44d	1	0.63mi
865 Richmond Ave Unit Rear Buffalo, NY	2.0	1.0	850	$1,100	$1.29	44d	1	0.63mi
478 Breckenridge St Buffalo, NY	3.0	1.0	1100	$1,575	$1.43	44d	1	0.82mi
117 Bidwell Pkwy Unit 3 Buffalo, NY	2.0	1.0	1192	$1,500	$1.26	3d	1	0.84mi
1015 Elmwood Ave Unit 3 Buffalo, NY	2.0	2.0	1000	$1,400	$1.40	44d	1	0.84mi
67 Herkimer St Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	15d	1	0.86mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	24d	1	0.86mi
411 W Ferry St Buffalo, NY	2.0	1.0	900	$1,100	$1.22	15d	1	0.88mi
375 Hampshire St Buffalo, NY	3.0	1.0	1200	$1,100	$0.92	44d	1	0.89mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	24d	1	0.90mi
310 Hampshire St Apt 3 Buffalo, NY	3.0	1.0	1200	$1,500	$1.25	44d	1	0.91mi
484 Ashland Ave Unit 9 Buffalo, NY	2.0	1.0	800	$1,250	$1.56	24d	1	0.94mi
77 California St Unit 1 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	44d	1	0.94mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	11d	1	1.02mi
664 Auburn Ave Unit 2 Buffalo, NY	2.0	1.0	900	$2,200	$2.44	44d	1	1.03mi
685 Auburn Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,750	$1.46	15d	1	1.08mi
685 Auburn Ave Buffalo, NY	2.0	1.0	1200	$1,600	$1.33	45d	1	1.08mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	24d	1	1.08mi
460 Rhode Island St Buffalo, NY	2.0	1.0	1089	$1,500	$1.38	15d	1	1.10mi
1558 Elmwood Ave Unit 4 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	44d	1	1.10mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	24d	1	1.13mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	44d	1	1.19mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	2d	1	1.22mi
75 Inwood Pl Unit Lower Buffalo, NY	2.0	1.0	1175	$1,550	$1.32	44d	1	1.24mi

Listing history 11 events

1. 2026-04-08
   status Pending
2. 2026-04-01
   price $144,900
3. 2026-04-01
   listed $149,900 Active
4. 2025-11-24
   historical
5. 2025-10-30
   price $149,900
6. 2025-09-18
   status Active
7. 2025-09-12
   status Pending
8. 2025-09-03
   price $154,900
9. 2025-08-05
   price $159,900
10. 2025-06-24
    price $169,900
11. 2025-06-05
    listed $189,900 Active

ⓘ 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 ≥92°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: $19,050
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$4,215
• Taxable income: $772
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $2,848/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): 24,107
• Household income: $53,870
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1501.0

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 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 20% Black 18% Asian 12% Two or more races 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 1%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 16% · Philippines, Canada, India
• Languages at home: 68% English-only · Spanish 12% Other Asian/Pacific 7% Arabic 3%

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: ▲ 7.51%
• Current HPI: 448.4879
• Rent YoY: ▼ -0.49%
• 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

-23.7% since first listed

11 events — show timeline

• 2026-04-08 Pending — WNYREIS
• 2026-04-01 Price Changed $144,900 WNYREIS
• 2026-04-01 Listed $149,900 WNYREIS
• 2025-11-24 Listing Removed — WNYREIS
• 2025-10-30 Price Changed $149,900 WNYREIS
• 2025-09-18 Relisted — WNYREIS
• 2025-09-12 Pending — WNYREIS
• 2025-09-03 Price Changed $154,900 WNYREIS
• 2025-08-05 Price Changed $159,900 WNYREIS
• 2025-06-24 Price Changed $169,900 WNYREIS
• 2025-06-05 Listed $189,900 WNYREIS

Property tax history

+7.0%/yr

Latest (2025): $286 · +0.0% YoY. Source: county tax records.