139 Freund St · Buffalo, NY 14215

$129,900

4 bd · 1.0 ba · 1,346 sqft · SingleFamily public records · 154 Days on market

Built 1915 3,330 sqft lot $97/sqft · 18% below area Est $158k · 18% under

---

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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 139 Freund St in the City of Buffalo! This charming single-family home offers a fantastic opportunity for both owner-occupants and investors. Currently rented for $1,150/month, this property features 4 spacious bedrooms and 1 full bathroom, providing ample living space. Enjoy beautiful hardwood floors throughout, a full basement for storage or additional potential, and a two-car detached garage with a driveway for convenient off-street parking. The home boasts solid mechanics, adding peace of mind and long-term value. Located near public transportation, shopping, dining, and community amenities, this home sits in a convenient and accessible neighborhood. Whether you’re looking to expand your rental portfolio or searching for a place to make your own, 139 Freund St is a property you don’t want to miss!

Key facts

• Solid mechanics
• Full basement
• Hardwood floors

Tags

• HARDWOOD FLOORS
• FULL BASEMENT
• TWO-CAR DETACHED GARAGE
• CONVENIENT OFF-STREET PARKING
• SOLID MECHANICS
• ACCESSIBLE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

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 flat; 237 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 41% of the median local income ($45k/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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1915 — 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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $158,351
• List price: $129,900
• Delta: -17.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Roma Ave	0.22mi	3/1.5 (-1)	1,320 (-2%)	1mo	$165,000	$125	78
70 Eggert Rd	0.30mi	3/1.0 (-1)	1,342 (-0%)	6mo	$215,000	$160	76
67 Carol Dr	0.46mi	3/1.0 (-1)	1,384 (+3%)	2mo	$225,000	$163	67
98 E End Ave	0.13mi	3/2.0 (-1)	1,217 (-10%)	2mo	$160,000	$131	67
158 Wende St	0.72mi	4/1.0	1,340 (-0%)	0mo	$70,000	$52	65
117 Newburgh Ave	0.40mi	4/1.0	1,255 (-7%)	6mo	$120,000	$96	65
212 Easton Ave	0.50mi	4/1.0	1,248 (-7%)	3mo	$220,000	$176	62
17 Eller Ave	0.49mi	4/2.0	1,274 (-5%)	4mo	$167,500	$131	61
203 Sprenger Ave	0.40mi	5/1.5 (+1)	1,454 (+8%)	3mo	$176,000	$121	59
76 Humason Ave	0.38mi	3/1.0 (-1)	1,212 (-10%)	4mo	$125,000	$103	58
74 Domedion Ave	0.37mi	3/1.0 (-1)	1,196 (-11%)	4mo	$120,000	$100	56
68 Wecker St	0.65mi	4/2.0	1,148 (-15%)	6mo	$180,000	$157	37

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 · 0.67% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,060
• Equity at exit: $19,369

10-year hold

• IRR: 3.0%
• Equity multiple: 1.19×
• Total profit: $7,074
• Equity at exit: $11,231

Cash invested: $36,372 (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 14215

• Home prices YoY: -30.0%
• Rents YoY: 0.7%
• Active inventory: 237
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,523 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $305

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 75%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	1d	1	0.39mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	43d	1	0.55mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	43d	1	0.78mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	0.87mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	23d	1	0.87mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	43d	1	0.93mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	11d	1	0.96mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	1d	1	1.00mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	1.07mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	1d	1	1.18mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	19d	1	1.26mi
47 Awood Pl Buffalo, NY	3.0	1.0	1840	$1,500	$0.82	1d	1	1.37mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	10d	1	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $129,900 Active 154 DOM
2. 2026-06-17
   days on market $129,900 Active 153 DOM
3. 2026-06-16
   days on market $129,900 Active 152 DOM
4. 2026-06-15
   days on market $129,900 Active 151 DOM
5. 2026-06-13
   days on market $129,900 Active 149 DOM
6. 2026-06-13
   days on market $129,900 Active 148 DOM
7. 2026-06-10
   days on market $129,900 Active 146 DOM
8. 2026-06-09
   days on market $129,900 Active 145 DOM
9. 2026-06-08
   days on market $129,900 Active 144 DOM
10. 2026-06-07
    pricedays on market $129,900 Active 143 DOM
11. 2026-06-03
    days on market $144,500 Active 139 DOM
12. 2026-06-02
    days on market $144,500 Active 138 DOM
13. 2026-06-01
    days on market $144,500 Active 137 DOM
14. 2026-05-31
    days on market $144,500 Active 136 DOM
15. 2026-04-16
    price $144,500 835-char remark

    Show marketing remark (835 chars)

    Welcome to 139 Freund St in the City of Buffalo! This charming single-family home offers a fantastic opportunity for both owner-occupants and investors. Currently rented for $1,150/month, this property features 4 spacious bedrooms and 1 full bathroom, providing ample living space. Enjoy beautiful hardwood floors throughout, a full basement for storage or additional potential, and a two-car detached garage with a driveway for convenient off-street parking. The home boasts solid mechanics, adding peace of mind and long-term value. Located near public transportation, shopping, dining, and community amenities, this home sits in a convenient and accessible neighborhood. Whether you’re looking to expand your rental portfolio or searching for a place to make your own, 139 Freund St is a property you don’t want to miss!

16. 2026-02-21
    price $145,000 835-char remark

    Show marketing remark (835 chars)

    Welcome to 139 Freund St in the City of Buffalo! This charming single-family home offers a fantastic opportunity for both owner-occupants and investors. Currently rented for $1,150/month, this property features 4 spacious bedrooms and 1 full bathroom, providing ample living space. Enjoy beautiful hardwood floors throughout, a full basement for storage or additional potential, and a two-car detached garage with a driveway for convenient off-street parking. The home boasts solid mechanics, adding peace of mind and long-term value. Located near public transportation, shopping, dining, and community amenities, this home sits in a convenient and accessible neighborhood. Whether you’re looking to expand your rental portfolio or searching for a place to make your own, 139 Freund St is a property you don’t want to miss!

17. 2026-01-15
    listed $145,500 Active 835-char remark

    Show marketing remark (835 chars)

    Welcome to 139 Freund St in the City of Buffalo! This charming single-family home offers a fantastic opportunity for both owner-occupants and investors. Currently rented for $1,150/month, this property features 4 spacious bedrooms and 1 full bathroom, providing ample living space. Enjoy beautiful hardwood floors throughout, a full basement for storage or additional potential, and a two-car detached garage with a driveway for convenient off-street parking. The home boasts solid mechanics, adding peace of mind and long-term value. Located near public transportation, shopping, dining, and community amenities, this home sits in a convenient and accessible neighborhood. Whether you’re looking to expand your rental portfolio or searching for a place to make your own, 139 Freund St is a property you don’t want to miss!

18. 2021-03-01
    soldstatus $830,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 18% 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: $18,276
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$3,779
• Taxable income: $1,699
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $3,258/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): 42,524
• Household income: $44,955
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2873.0

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: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 15% Asian 7% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 4% Chinese 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: ▼ -126.29%
• Current HPI: 295.2966
• Rent YoY: ▲ 0.67%
• 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

-82.6% since first listed

4 events — show timeline

• 2026-04-16 Price Changed $144,500 WNYREIS
• 2026-02-21 Price Changed $145,000 WNYREIS
• 2026-01-15 Listed $145,500 WNYREIS
• 2021-03-01 Sold (Public Records) $830,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $224 · +0.0% YoY. Source: county tax records.