83 Montana Ave · Buffalo, NY 14211

$149,900

3 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 53 Days on market

Built 1900 3,484 sqft lot $116/sqft · 39% above area Est $108k · 39% over

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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 +22.6/30.0
• DSCR +7.2/10.0
• Appreciation +6.0/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great opportunity for investors and flippers! This 3-bedroom, 1,290 square foot single-family home is perfect for fix-and-flip investors, landlords looking to add rental income after renovation, or anyone wanting to build sweat equity. All offers will be reviewed and considered - seller is motivated to work with serious cash buyers.

Key facts

• Fully remodeled
• New flooring
• Spacious kitchen

Tags

• FULLY REMODELED
• NEW ROOF
• NEW WINDOWS
• NEW FLOORING
• SPACIOUS KITCHEN
• SEPARATE DINING AREA

Property features AI

Exterior

• Parking: Four garage spaces; Also listed as no garage (confirm parking arrangement)
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story residence; Existing construction
• Construction: Asphalt roof; Stone foundation; Construction materials: see remarks
• Exterior features: Concrete driveway; Covered porch

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Linoleum; Tile; Vinyl; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Accessible doors; Separate/formal dining room; Separate/formal living room; Main-level primary bedroom; Partial basement with sump pump
• Laundry & utility: Washer and dryer located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/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 $143k (4.7% below list).
• Recommended offer: $143k (4.7% 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.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: 174 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,429/mo this rent would consume 47% of the median local household income ($36k/yr) (locally 1804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $150k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,923 (4.7% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 5% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.95% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

• ARV (median comp): $107,646
• List price: $149,900
• Delta: 39.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Montana Ave	0.03mi	3/1.0	1,182 (-8%)	9mo	$68,000	$58	77
158 Wende St	0.40mi	4/1.0 (+1)	1,340 (+4%)	1mo	$70,000	$52	69
206 May St	0.45mi	4/1.0 (+1)	1,255 (-3%)	8mo	$159,900	$127	63
231 Stevens Ave	0.62mi	4/2.0 (+1)	1,268 (-2%)	1mo	$200,000	$158	58
102 Carl St	0.53mi	3/1.0	1,158 (-10%)	2mo	$124,900	$108	56
26 Moeller St	0.40mi	3/1.5	1,454 (+13%)	4mo	$220,000	$151	55
233 Stevens Ave	0.63mi	4/1.5 (+1)	1,280 (-1%)	10mo	$170,000	$133	54
117 Newburgh Ave	0.70mi	4/1.0 (+1)	1,255 (-3%)	6mo	$120,000	$96	53
855 Woodlawn Ave	0.66mi	4/2.0 (+1)	1,303 (+1%)	10mo	$116,500	$89	50
87 Hagen St	0.72mi	3/1.0	1,121 (-13%)	4mo	$120,000	$107	41
55 Forman St	0.52mi	4/1.0 (+1)	1,120 (-13%)	11mo	$120,600	$108	40
68 Wecker St	0.65mi	4/2.0 (+1)	1,148 (-11%)	6mo	$180,000	$157	38

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

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.55×
• Total profit: $23,239
• Equity at exit: $59,524

10-year hold

• IRR: 13.2%
• Equity multiple: 2.78×
• Total profit: $74,576
• Equity at exit: $86,022

Cash invested: $41,972 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 174
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$786
• Tax from tax record: −$27 /mo · $320/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $198

Break-even live

Break-even rent $1,178

Max offer price $149,900

Occupancy floor 81%

Sensitivity live

Price	-10% $283	-5% $241	+0% $198	+5% $156	+10% $-66
Rent	-10% $85	-5% $142	+0% $198	+5% $255	+10% $311
Rate	-1.0pp $274	-0.5pp $236	base $198	+0.5pp $159	+1.0pp $120

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	21d	1	0.16mi
408 Koons Ave Unit Lower Buffalo, NY	3.0	2.0	1150	$1,050	$0.91	0d	1	0.33mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	5d	1	0.46mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	26d	1	0.46mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	46d	1	0.55mi
216 Newburgh Ave Buffalo, NY	2.0	1.0	1690	$1,150	$0.68	26d	1	0.82mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	46d	1	0.88mi
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	16d	1	0.90mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	46d	1	0.93mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	0d	1	0.97mi
71 Gerald Ave Buffalo, NY	2.0	1.0	1773	$1,100	$0.62	46d	1	1.00mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	46d	1	1.02mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	46d	1	1.06mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	0d	1	1.10mi
90 Sussex St Unit 2 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	46d	1	1.10mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	46d	1	1.15mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	46d	1	1.16mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	16d	1	1.32mi
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	19d	1	1.33mi
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	5d	1	1.39mi
104 Butler Ave Buffalo, NY	3.0	1.0	1000	$1,400	$1.40	46d	1	1.46mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	19d	1	1.48mi

Listing history 24 events

1. 2026-06-22
   days on market $149,900 Active 53 DOM
2. 2026-06-21
   days on market $149,900 Active 52 DOM
3. 2026-06-18
   days on market $149,900 Active 49 DOM
4. 2026-06-17
   days on market $149,900 Active 48 DOM
5. 2026-06-16
   pricedays on market $149,900 Active 47 DOM
6. 2026-06-15
   days on market $159,900 Active 46 DOM
7. 2026-06-13
   days on market $159,900 Active 44 DOM
8. 2026-06-13
   days on market $159,900 Active 43 DOM
9. 2026-06-10
   days on market $159,900 Active 41 DOM
10. 2026-06-09
    days on market $159,900 Active 40 DOM
11. 2026-06-08
    days on market $159,900 Active 39 DOM
12. 2026-06-07
    days on market $159,900 Active 38 DOM
13. 2026-06-03
    days on market $159,900 Active 34 DOM
14. 2026-06-02
    days on market $159,900 Active 33 DOM
15. 2026-06-01
    days on market $159,900 Active 32 DOM
16. 2026-05-31
    days on market $159,900 Active 31 DOM
17. 2026-04-30
    listed $159,900 Active 741-char remark
18. 2025-12-30
    soldstatus $54,000
19. 2025-12-17
    soldstatus $54,000 Closed 334-char remark

    Show marketing remark (334 chars)

    Great opportunity for investors and flippers! This 3-bedroom, 1,290 square foot single-family home is perfect for fix-and-flip investors, landlords looking to add rental income after renovation, or anyone wanting to build sweat equity. All offers will be reviewed and considered - seller is motivated to work with serious cash buyers.

20. 2025-11-05
    status Pending 334-char remark

    Show marketing remark (334 chars)

    Great opportunity for investors and flippers! This 3-bedroom, 1,290 square foot single-family home is perfect for fix-and-flip investors, landlords looking to add rental income after renovation, or anyone wanting to build sweat equity. All offers will be reviewed and considered - seller is motivated to work with serious cash buyers.

21. 2025-10-29
    listed $68,500 Active 334-char remark

    Show marketing remark (334 chars)

    Great opportunity for investors and flippers! This 3-bedroom, 1,290 square foot single-family home is perfect for fix-and-flip investors, landlords looking to add rental income after renovation, or anyone wanting to build sweat equity. All offers will be reviewed and considered - seller is motivated to work with serious cash buyers.

22. 2016-07-29
    soldstatus $32,500 Closed Sale or Rented

    Show marketing remark (416 chars)

    Ready for you to move right in. Large living room, formal dining room with fireplace & mantle; huge first floor bedroom with large walk-in closet; updated kitchen & bath. All spacious rooms; neat & clean; well maintained. Newer furnace & hot water tank; roof 2014; circuit breakers - 100 amp service. Sided; storms & screens; dusk to dawn light in backyard; dry basement with sump pump.

23. 2016-04-25
    status Pending Sale

    Show marketing remark (416 chars)

    Ready for you to move right in. Large living room, formal dining room with fireplace & mantle; huge first floor bedroom with large walk-in closet; updated kitchen & bath. All spacious rooms; neat & clean; well maintained. Newer furnace & hot water tank; roof 2014; circuit breakers - 100 amp service. Sided; storms & screens; dusk to dawn light in backyard; dry basement with sump pump.

24. 2015-11-18
    listed $38,083 Active

    Show marketing remark (416 chars)

    Ready for you to move right in. Large living room, formal dining room with fireplace & mantle; huge first floor bedroom with large walk-in closet; updated kitchen & bath. All spacious rooms; neat & clean; well maintained. Newer furnace & hot water tank; roof 2014; circuit breakers - 100 amp service. Sided; storms & screens; dusk to dawn light in backyard; dry basement with sump pump.

ⓘ 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: $320 · $27/mo
• Projected year-2 tax: $1,427 · $119/mo
• Expected delta: +$1,106/yr (+$92/mo · 345.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $17,151
• − Mortgage interest: −$8,397
• − Property taxes: −$320
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$4,361
• Taxable loss: −$87
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $2,401/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): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

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 0.60)
• Race & ethnicity: Black 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% 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: ▲ 2.05%
• Current HPI: 357.6438
• 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

+293.6% since first listed

9 events — show timeline

• 2026-06-16 Price Changed $149,900 WNYREIS
• 2026-04-30 Listed $159,900 WNYREIS
• 2025-12-30 Sold (Public Records) $54,000 Public Records
• 2025-12-17 Sold (MLS) $54,000 WNYREIS
• 2025-11-05 Pending — WNYREIS
• 2025-10-29 Listed $68,500 WNYREIS
• 2016-07-29 Sold (MLS) $32,500 WNYREIS
• 2016-04-25 Pending — WNYREIS
• 2015-11-18 Listed $38,083 WNYREIS

Property tax history

+14.0%/yr

Latest (2025): $320 · +63.3% YoY. Source: county tax records.