7 Bennett Vlg · Buffalo, NY 14214

$129,000

3 bd · 1.0 ba · 1,008 sqft · Townhouse public records · 132 Days on market

Built 1950 2,637 sqft lot $128/sqft · 46% below area Est $239k · 46% under

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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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming and move-in-ready 3-bedroom, 1-bath condo. Freshly painted and lovingly maintained, this home offers a cozy, inviting feel the moment you step inside. Enjoy spacious bedrooms, a sun-filled living area perfect for relaxing, and a functional kitchen with plenty of cabinet space for everyday convenience. Ideally located close to public transportation and shopping, this condo makes daily living easy and comfortable. A wonderful place to settle in and feel at home—don’t miss the chance to make it yours.

Key facts

• Built 1950
• Listed 132 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $129k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Rents rising fast (+5.8%/yr); 90 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 33% of the median local income ($58k/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 $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.02%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $239,345
• List price: $129,000
• Delta: -46.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Bennett Village Ter	0.00mi	3/1.0	1,008 (0%)	11mo	$85,000	$84	91
19 Bennett Vlg	0.02mi	3/1.0	1,008 (0%)	11mo	$96,000	$95	90
2917 Main St #114	0.41mi	2/1.0 (-1)	930 (-8%)	1mo	$227,000	$244	62
2917 Main St #106	0.41mi	2/1.0 (-1)	1,022 (+1%)	20mo	$234,950	$230	56
2917 Main St #406	0.41mi	2/1.5 (-1)	1,032 (+2%)	21mo	$232,200	$225	52
2917 Main St #402	0.41mi	2/1.5 (-1)	1,032 (+2%)	22mo	$240,000	$233	52
2917 Main St #100	0.41mi	2/1.0 (-1)	1,080 (+7%)	22mo	$237,060	$220	46

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 · 5.81% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $8,805
• Equity at exit: $19,234

10-year hold

• IRR: 17.8%
• Equity multiple: 2.67×
• Total profit: $60,437
• Equity at exit: $11,154

Cash invested: $36,120 (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 14214

• Rents YoY: 5.8%
• Active inventory: 90
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,625 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $392

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 71%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Manhattan Ave Buffalo, NY	2.0	1.0	724	$1,200	$1.66	43d	1	0.30mi
2532 Main St Apt 7 Buffalo, NY	2.0	1.0	850	$1,300	$1.53	43d	1	0.35mi
76 Vernon Pl Unit Lower Buffalo, NY	3.0	1.0	1190	$1,445	$1.21	14d	1	0.36mi
76 Vernon Pl Unit Upper Buffalo, NY	3.0	1.0	1190	$1,595	$1.34	14d	1	0.36mi
2939 Main St Buffalo, NY	1.0–2.0	1.0–2.0	562	$1,999	$3.55	3d	1	0.47mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,291	$2.24	1d	10	0.57mi
92 Lasalle Ave Unit 1 Buffalo, NY	2.0	1.0	1000	$1,150	$1.15	43d	1	0.67mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	43d	1	0.67mi
40 Lisbon Ave Unit Upper Buffalo, NY	2.0	1.0	1057	$1,500	$1.42	11d	1	0.78mi
26 Custer St Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	43d	1	0.83mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	2d	1	0.92mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	14d	1	0.92mi
90 Sussex St Unit 2 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	43d	1	0.93mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	23d	1	0.95mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	43d	1	0.95mi
2 Angle St Buffalo, NY	2.0	1.0	725	$1,212	$1.67	14d	2	0.98mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	43d	1	1.00mi
220 Dartmouth Ave Buffalo, NY	2.0	1.0	1000	$1,100	$1.10	23d	1	1.02mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	1d	1	1.12mi
27 Henley Rd Buffalo, NY	2.0	1.0	1200	$1,299	$1.08	14d	1	1.15mi
121 Humboldt Pkwy Unit B Buffalo, NY	2.0	1.0	1265	$1,750	$1.38	43d	1	1.16mi
117 Humboldt Pkwy Unit A Buffalo, NY	3.0	1.0	1105	$2,300	$2.08	43d	1	1.17mi
117 Humboldt Pkwy Unit B Buffalo, NY	2.0	1.0	840	$1,850	$2.20	43d	1	1.17mi
107 Humboldt Pkwy Unit A Buffalo, NY	2.0	1.0	1172	$1,995	$1.70	43d	1	1.17mi
2 Agassiz Cir Unit A Buffalo, NY	2.0	1.0	1076	$2,150	$2.00	23d	1	1.19mi
2 Agassiz Cir Unit B Buffalo, NY	2.0	1.0	983	$2,050	$2.09	23d	1	1.19mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	1d	1	1.28mi
414 Taunton Pl Unit Lowet Buffalo, NY	3.0	1.0	1232	$1,700	$1.38	14d	1	1.30mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	43d	1	1.31mi
627 Kenmore Ave Buffalo, NY	2.0	1.0	1000	$1,250	$1.25	23d	1	1.39mi
507 Lisbon Ave Unit 2 Buffalo, NY	2.0	1.0	850	$1,050	$1.24	43d	1	1.39mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	43d	1	1.41mi
33 Tillotson Pl Buffalo, NY	3.0	1.0	1143	$2,095	$1.83	14d	1	1.41mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	10d	1	1.42mi
79 Commonwealth Ave Buffalo, NY	3.0	1.0	1450	$1,600	$1.10	23d	1	1.45mi
88 Commonwealth Ave Buffalo, NY	3.0	1.0	1355	$1,695	$1.25	19d	1	1.49mi

Listing history 38 events

1. 2026-06-18
   days on market $129,000 Active 132 DOM
2. 2026-06-17
   days on market $129,000 Active 131 DOM
3. 2026-06-16
   days on market $129,000 Active 130 DOM
4. 2026-06-15
   days on market $129,000 Active 129 DOM
5. 2026-06-13
   days on market $129,000 Active 127 DOM
6. 2026-06-13
   days on market $129,000 Active 126 DOM
7. 2026-06-10
   days on market $129,000 Active 124 DOM
8. 2026-06-09
   days on market $129,000 Active 123 DOM
9. 2026-06-08
   days on market $129,000 Active 122 DOM
10. 2026-06-07
    days on market $129,000 Active 121 DOM
11. 2026-06-03
    days on market $129,000 Active 117 DOM
12. 2026-06-02
    days on market $129,000 Active 116 DOM
13. 2026-06-01
    days on market $129,000 Active 115 DOM
14. 2026-05-31
    days on market $129,000 Active 114 DOM
15. 2026-03-24
    price $129,000 545-char remark

    Show marketing remark (545 chars)

    Welcome home to this charming and move-in-ready 3-bedroom, 1-bath condo. Freshly painted and lovingly maintained, this home offers a cozy, inviting feel the moment you step inside. Enjoy spacious bedrooms, a sun-filled living area perfect for relaxing, and a functional kitchen with plenty of cabinet space for everyday convenience. Ideally located close to public transportation and shopping, this condo makes daily living easy and comfortable. A wonderful place to settle in and feel at home—don’t miss the chance to make it yours.

16. 2026-02-06
    listed $140,000 Active 545-char remark

    Show marketing remark (545 chars)

    Welcome home to this charming and move-in-ready 3-bedroom, 1-bath condo. Freshly painted and lovingly maintained, this home offers a cozy, inviting feel the moment you step inside. Enjoy spacious bedrooms, a sun-filled living area perfect for relaxing, and a functional kitchen with plenty of cabinet space for everyday convenience. Ideally located close to public transportation and shopping, this condo makes daily living easy and comfortable. A wonderful place to settle in and feel at home—don’t miss the chance to make it yours.

17. 2025-12-24
    historical $1,100
18. 2025-11-17
    price $1,100
19. 2025-11-13
    listed $1,300
20. 2025-10-30
    historical $1,300
21. 2025-07-07
    listed $1,300
22. 2025-03-28
    soldstatus $122,500 Closed 17-char remark

    Show marketing remark (17 chars)

    sold before print

23. 2025-03-13
    soldstatus $122,500
24. 2025-02-26
    status Pending 17-char remark

    Show marketing remark (17 chars)

    sold before print

25. 2025-02-26
    listed $125,000 Active 17-char remark

    Show marketing remark (17 chars)

    sold before print

26. 2024-10-11
    historical
27. 2024-10-11
    historical
28. 2024-09-16
    listed $125,000 Active
29. 2024-08-29
    listed $124,999 Active
30. 2024-08-21
    historical
31. 2024-08-04
    price $129,999
32. 2024-07-23
    listed $99,900 Active
33. 2024-07-23
    historical
34. 2024-06-19
    historical Active Under Contract
35. 2024-06-12
    listed $99,900 Active
36. 2024-04-12
    status Pending
37. 2024-03-28
    historical
38. 2024-03-20
    listed $99,999 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 ≥93°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: $19,495
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$3,753
• Taxable income: $2,817
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $4,027/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): 21,314
• Household income: $58,228
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1820.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Black 31% Asian 11% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 4% Other Asian/Pacific 1%

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: ▼ -282.52%
• Current HPI: 373.377
• Rent YoY: ▲ 5.81%
• 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

+29.0% since first listed

24 events — show timeline

• 2026-03-24 Price Changed $129,000 WNYREIS
• 2026-02-06 Listed $140,000 WNYREIS
• 2025-12-24 Rental Removed $1,100 WNYREIS
• 2025-11-17 Price Changed $1,100 WNYREIS
• 2025-11-13 Listed for Rent $1,300 WNYREIS
• 2025-10-30 Rental Removed $1,300 WNYREIS
• 2025-07-07 Listed for Rent $1,300 WNYREIS
• 2025-03-28 Sold (MLS) $122,500 WNYREIS
• 2025-03-13 Sold (Public Records) $122,500 Public Records
• 2025-02-26 Pending — WNYREIS
• 2025-02-26 Listed $125,000 WNYREIS
• 2024-10-11 Listing Removed — WNYREIS
• 2024-10-11 Listing Removed — WNYREIS
• 2024-09-16 Listed $125,000 WNYREIS
• 2024-08-29 Listed $124,999 WNYREIS
• 2024-08-21 Listing Removed — WNYREIS
• 2024-08-04 Price Changed $129,999 WNYREIS
• 2024-07-23 Listing Removed — WNYREIS
• 2024-07-23 Listed $99,900 WNYREIS
• 2024-06-19 Contingent — WNYREIS
• 2024-06-12 Listed $99,900 WNYREIS
• 2024-04-12 Pending — WNYREIS
• 2024-03-28 Listing Removed — WNYREIS
• 2024-03-20 Listed $99,999 WNYREIS

Property tax history

+3.4%/yr

Latest (2025): $157 · +0.0% YoY. Source: county tax records.