190 Labelle Ave · Blasdell, NY 14219

$59,000

3 bd · 1.0 ba · 1,640 sqft · SingleFamily public records · 163 Days on market

Built 1900 4,025 sqft lot $36/sqft · 224% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Buildable lot on Labelle Ave. Extra wide and deep. 100 ft. x 175 This includes four tax ID numbers Survey available. Rear of the lot backs up to a park. Great location near all conveniences. Easy access to S. Park Ave. Neighborhood street. Frontier school district. Permission is needed to walk the lot. There are 4 SBL #'s all lots are all connected. 100 ft. x 175 ft. - 75 ft, x 175 ft, additional parcel 65 ft. x 60 ft. .

Key facts

• Easy access
• Buildable lot
• Great location

Tags

• BUILDABLE LOT
• EXTRA WIDE
• DEEP
• REAR OF THE LOT
• GREAT LOCATION
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.5% vs local median 4.5% in Blasdell — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#643 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Frontier Central School District (suburban): math 54% / reading 55% proficiency, ranked #301 of 590 in NY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 44 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago 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.
• Current owner paid $25k; list at $59k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 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 1900 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.73% ✓
• Cap rate: 34.54%
• Cash-on-cash: 100.87%
• DSCR: 5.49
• GRM: 2.2

CMA / ARV

• ARV (median comp): $18,243
• List price: $59,000
• Delta: 223.41%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
92 Helen Ave	0.15mi	3/2.0	1,744 (+6%)	8mo	$229,900	$132	72
116 Madison Ave	0.19mi	3/2.0	1,544 (-6%)	8mo	$385,000	$249	71
50 Maple Ave	0.27mi	4/1.5 (+1)	1,758 (+7%)	0mo	$285,000	$162	68
66 Salisbury Ave	0.18mi	3/2.0	1,501 (-8%)	6mo	$191,000	$127	68
3667 Fuller Ave	0.72mi	3/2.0	1,644 (+0%)	1mo	$290,000	$176	61
15 Kent Ave	0.23mi	3/1.5	1,410 (-14%)	8mo	$240,000	$170	57
24 Lake Ave	0.36mi	3/1.5	1,410 (-14%)	4mo	$202,900	$144	55
3668 Grafton Ave	0.55mi	3/2.0	1,572 (-4%)	14mo	$210,000	$134	52
121 Pearl Ave	0.52mi	3/2.0	1,800 (+10%)	7mo	$375,000	$208	50
131 Orchard Ave	0.47mi	3/1.0	1,404 (-14%)	12mo	$195,000	$139	44
3727 Salisbury Ave	0.69mi	3/1.5	1,484 (-10%)	15mo	$205,000	$138	37
4257 Salem Dr	0.74mi	4/3.0 (+1)	1,695 (+3%)	13mo	$296,000	$175	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.77×
• Total profit: $78,881
• Equity at exit: $8,797

10-year hold

• IRR: —
• Equity multiple: 12.05×
• Total profit: $182,563
• Equity at exit: $5,101

Cash invested: $16,520 (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 14219

• Home prices YoY: -19.4%
• Active inventory: 44
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$15 /mo · $184/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $1,389

Break-even live

Break-even rent $442

Max offer price $59,000

Occupancy floor 32%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3365 McKinley Pkwy Buffalo, NY	3.0	1.0	2016	$2,200	$1.09	2d	1	0.99mi

Listing history 29 events

1. 2026-06-18
   days on market $59,000 Active 163 DOM
2. 2026-06-17
   days on market $59,000 Active 162 DOM
3. 2026-06-16
   days on market $59,000 Active 161 DOM
4. 2026-06-15
   days on market $59,000 Active 160 DOM
5. 2026-06-13
   days on market $59,000 Active 158 DOM
6. 2026-06-10
   days on market $59,000 Active 155 DOM
7. 2026-06-09
   days on market $59,000 Active 154 DOM
8. 2026-06-08
   days on market $59,000 Active 153 DOM
9. 2026-06-07
   days on market $59,000 Active 152 DOM
10. 2026-06-05
    days on market $59,000 Active 149 DOM
11. 2026-06-03
    days on market $59,000 Active 148 DOM
12. 2026-06-02
    days on market $59,000 Active 147 DOM
13. 2026-06-01
    days on market $59,000 Active 146 DOM
14. 2026-05-31
    days on market $59,000 Active 145 DOM
15. 2026-01-06
    listed $59,000 Active 426-char remark

    Show marketing remark (426 chars)

    Buildable lot on Labelle Ave. Extra wide and deep. 100 ft. x 175 This includes four tax ID numbers Survey available. Rear of the lot backs up to a park. Great location near all conveniences. Easy access to S. Park Ave. Neighborhood street. Frontier school district. Permission is needed to walk the lot. There are 4 SBL #'s all lots are all connected. 100 ft. x 175 ft. - 75 ft, x 175 ft, additional parcel 65 ft. x 60 ft. .

16. 2026-01-06
    historical

    Show marketing remark (426 chars)

    Buildable lot on Labelle Ave. Extra wide and deep. 100 ft. x 175 This includes four tax ID numbers Survey available. Rear of the lot backs up to a park. Great location near all conveniences. Easy access to S. Park Ave. Neighborhood street. Frontier school district. Permission is needed to walk the lot. There are 4 SBL #'s all lots are all connected. 100 ft. x 175 ft. - 75 ft, x 175 ft, additional parcel 65 ft. x 60 ft. .

17. 2025-06-06
    listed $75,000 Active
18. 2020-07-17
    soldstatus $25,000 Closed Sale or Rented
19. 2020-07-17
    soldstatus $25,000
20. 2020-02-25
    status Pending Sale
21. 2019-12-30
    status Under Contract- Do Not Show
22. 2019-07-23
    price $24,900
23. 2019-07-01
    listed $27,900 Active
24. 2019-02-28
    historical
25. 2018-08-28
    listed $34,900 Active
26. 2018-01-07
    historical
27. 2017-07-10
    listed $35,900 Active
28. 2017-05-31
    historical
29. 2016-11-08
    listed $50,000 Active

ⓘ 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: $184 · $15/mo
• Projected year-2 tax: $591 · $49/mo
• Expected delta: +$406/yr (+$34/mo · 220.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$3,305
• − Property taxes: −$184
• − Insurance: −$295
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$1,716
• Taxable income: $16,675
• Est. tax owed @ 24.0%: −$4,002
• After-tax cash flow: $12,662/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: Frontier Central School District
• NCES district ID: 3611670
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $58,807
• Composite: 47.36/100
• National rank: #2291
• State rank: #301 of 590 in NY

Livability — Blasdell

• Score: 66/100
• State rank: #643
• US rank: #12059

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blasdell, NY
• Population (ZIP): 10,894

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: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Asian 2% Black 2%
• Common ancestry: Romanian 21% Slovak 5% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Russian/Polish/Slavic 3% Other Indo-European 2% Spanish 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: ▼ -80.33%
• Current HPI: 332.7314
• Rent YoY: —
• Metro: —
• 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

+18.0% since first listed

15 events — show timeline

• 2026-01-06 Listing Removed — WNYREIS
• 2026-01-06 Listed $59,000 WNYREIS
• 2025-06-06 Listed $75,000 WNYREIS
• 2020-07-17 Sold (Public Records) $25,000 Public Records
• 2020-07-17 Sold (MLS) $25,000 WNYREIS
• 2020-02-25 Pending — WNYREIS
• 2019-12-30 Pending — WNYREIS
• 2019-07-23 Price Changed $24,900 WNYREIS
• 2019-07-01 Listed $27,900 WNYREIS
• 2019-02-28 Listing Removed — WNYREIS
• 2018-08-28 Listed $34,900 WNYREIS
• 2018-01-07 Listing Removed — WNYREIS
• 2017-07-10 Listed $35,900 WNYREIS
• 2017-05-31 Listing Removed — WNYREIS
• 2016-11-08 Listed $50,000 WNYREIS

Property tax history

-22.5%/yr

Latest (2025): $184 · -32.7% YoY. Source: county tax records.