39 Benwood Ave · Buffalo, NY 14214

$344,900

5 bd · 2.0 ba · 2,073 sqft · SingleFamily public records · 32 Days on market

Built 1937 4,440 sqft lot Est $433k · 20% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

“Discover this beautiful updated ready to move single family home with 5 bedroom, 2 bathroom along with 1 bonus store room on upstairs. It’s close to Main Street, Clinic, Metro Station and in between two university campus. The entire property was remodeled, renovated and you will feel the ambient touch of that. The kitchen remodeled two years back. both the bathroom remodeled and updated along with new roof of last year. Seller will give refrigerator, microwave, stove, and two storage deep fridge in the basement. The place is very calm and quiet. The location and exquisite interiors design make you feel at home with comfort, peace and tranquility. It’s a good investment to

Key facts

• Bonus store room
• Remodeled kitchen
• New roof

Tags

• UPDATED SINGLE FAMILY HOME
• BONUS STORE ROOM
• REMODELED KITCHEN
• REMODELED BATHROOMS
• NEW ROOF
• ACCESSIBLE TO ALL AMENITIES

Property features AI

Exterior

• Parking: Attached garage; Second (additional) garage; 2 garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: 2-story property; Resale condition
• Construction: Brick, block and concrete construction; Block foundation; Existing (previously built) structure
• Exterior features: Concrete driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms total; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $54 ($652/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 $262k (24.1% below list).
• Recommended offer: $262k (24.1% 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: Rents rising fast (+5.8%/yr); 92 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,618/mo this rent would consume 54% of the median local household income ($58k/yr) (locally 1820% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $345k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $261,819 (24.1% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $433,257
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Beard Ave	0.19mi	4/2.0 (-1)	2,272 (+10%)	10mo	$545,000	$240	62
66 E Morris Ave Unit N	0.04mi	4/2.0 (-1)	2,354 (+14%)	15mo	$333,000	$141	58
110 Beard Ave	0.27mi	4/2.0 (-1)	2,170 (+5%)	22mo	$651,000	$300	56
1714 Amherst St	0.33mi	4/1.5 (-1)	1,981 (-4%)	20mo	$347,000	$175	54
305 Voorhees	0.62mi	4/2.0 (-1)	2,077 (+0%)	18mo	$460,000	$221	51
39 Winston Rd	0.57mi	4/1.5 (-1)	1,877 (-10%)	1mo	$461,000	$246	50
106 Winston Rd	0.69mi	4/1.5 (-1)	1,934 (-7%)	3mo	$450,000	$233	47
377 Huntington Ave	0.69mi	4/1.5 (-1)	2,154 (+4%)	22mo	$277,000	$129	36
104 Fairfield St	0.46mi	4/1.5 (-1)	2,353 (+14%)	19mo	$350,000	$149	33
298 Jewett Ave	0.54mi	4/1.0 (-1)	1,765 (-15%)	11mo	$85,000	$48	32
425 Parker Ave	0.69mi	4/1.5 (-1)	2,311 (+12%)	19mo	$350,000	$151	26
111 Winston Rd	0.69mi	4/1.5 (-1)	1,803 (-13%)	19mo	$377,500	$209	23

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: -12.6%
• Equity multiple: 0.53×
• Total profit: $-45,006
• Equity at exit: $51,426

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-2,414
• Equity at exit: $29,821

Cash invested: $96,572 (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 14214

• Rents YoY: 5.8%
• Active inventory: 92
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,618 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $54

Break-even live

Break-even rent $2,549

Max offer price $344,900

Occupancy floor 93%

Sensitivity live

Price	-10% $250	-5% $152	+0% $54	+5% $-43	+10% $-554
Rent	-10% $-153	-5% $-49	+0% $54	+5% $158	+10% $261
Rate	-1.0pp $228	-0.5pp $142	base $54	+0.5pp $-35	+1.0pp $-126

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: $86,225
• Closing costs: $10,347
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,997	$2.93	3d	10	0.39mi
24 Custer St Buffalo, NY	5.0	2.0	2500	$3,000	$1.20	16d	1	0.63mi
85 Highgate Ave Buffalo, NY	5.0	2.0	2193	$3,750	$1.71	16d	1	0.67mi
175 Lisbon Ave Buffalo, NY	5.0	2.0	2000	$2,500	$1.25	16d	1	0.71mi
65 Northrup Pl Buffalo, NY	5.0	2.0	1467	$2,500	$1.70	16d	1	0.73mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	3d	1	0.91mi
102 Englewood Ave Buffalo, NY	4.0	1.0	2426	$2,750	$1.13	3d	1	0.92mi
91 Englewood Ave Buffalo, NY	4.0	1.0	2500	$2,000	$0.80	3d	1	0.95mi
196 Englewood Ave Buffalo, NY	5.0	1.5	2560	$2,000	$0.78	3d	1	0.97mi
63 Montrose Ave Buffalo, NY	4.0	1.0	2240	$2,000	$0.89	3d	1	1.03mi
80 Capen Blvd Buffalo, NY	5.0	2.5	2591	$2,800	$1.08	3d	1	1.31mi

Listing history 18 events

1. 2026-06-21
   days on market $344,900 Active 32 DOM
2. 2026-06-18
   days on market $344,900 Active 29 DOM
3. 2026-06-17
   days on market $344,900 Active 28 DOM
4. 2026-06-16
   days on market $344,900 Active 27 DOM
5. 2026-06-15
   days on market $344,900 Active 26 DOM
6. 2026-06-13
   days on market $344,900 Active 24 DOM
7. 2026-06-13
   pricedays on market $344,900 Active 23 DOM
8. 2026-06-10
   days on market $350,000 Active 21 DOM
9. 2026-06-09
   days on market $350,000 Active 20 DOM
10. 2026-06-08
    days on market $350,000 Active 19 DOM
11. 2026-06-07
    days on market $350,000 Active 18 DOM
12. 2026-06-03
    days on market $350,000 Active 14 DOM
13. 2026-06-02
    days on market $350,000 Active 13 DOM
14. 2026-06-01
    days on market $350,000 Active 12 DOM
15. 2026-05-31
    days on market $350,000 Active 11 DOM
16. 2026-05-20
    listed $350,000 Active
17. 2008-07-07
    soldstatus $78,400
18. 2003-12-29
    soldstatus $95,400

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $3,284 · $274/mo
• Expected delta: +$2,544/yr (+$212/mo · 343.9%)

ⓘ 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 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: $31,418
• − Mortgage interest: −$19,320
• − Property taxes: −$740
• − Insurance: −$1,724
• − Repairs & maintenance: −$2,513
• − Management: −$2,513
• − Depreciation: −$10,033
• Taxable loss: −$5,426
• Est. tax savings @ 24.0%: +$1,302
• After-tax cash flow: $1,954/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

+266.9% since first listed

3 events — show timeline

• 2026-05-20 Listed $350,000 WNYREIS
• 2008-07-07 Sold (Public Records) $78,400 Public Records
• 2003-12-29 Sold (Public Records) $95,400 Public Records

Property tax history

+3.9%/yr

Latest (2025): $740 · +0.0% YoY. Source: county tax records.