79 Bissell Ave · Buffalo, NY 14211

$129,900

4 bd · 2.0 ba · 1,885 sqft · SingleFamily public records · 108 Days on market

Built 1900 3,300 sqft lot $69/sqft · 15% below area Est $152k · 15% 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 +27.4/30.0
• ARV discount +14.1/15.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• Appreciation +6.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 79 Bissell Avenue, Buffalo, NY 14211. This spacious two-story home offers 1,885 square feet of living space with 4 bedrooms and 2 full bathrooms. Interior features include a mix of hardwood flooring and luxury vinyl, providing both durability and character throughout. The home is equipped with forced-air furnaces for efficient heating. Outside, enjoy the convenience of off-street parking. Low taxes. Conveniently located with access to nearby amenities, shopping, and transportation.

Key facts

• Hardwood flooring
• Forced-air furnaces
• Luxury vinyl

Tags

• HARDWOOD FLOORING
• LUXURY VINYL
• FORCED-AIR FURNACES
• OFF-STREET PARKING
• NEARBY AMENITIES
• SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/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: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 172 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,618/mo this rent would consume 53% 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 ($898 loan paydown + $3k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, 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 108 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.25% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.55%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $152,174
• List price: $129,900
• Delta: -14.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Keystone St	0.63mi	5/2.0 (+1)	1,911 (+1%)	6mo	$272,000	$142	58
31 Antwerp St	0.64mi	5/2.0 (+1)	1,739 (-8%)	1mo	$185,000	$106	51
84 Deshler St	0.73mi	4/1.0	1,785 (-5%)	16mo	$35,000	$20	39
43 Wyoming Ave	0.68mi	5/1.5 (+1)	1,702 (-10%)	8mo	$188,000	$110	39
239 Keystone St	0.67mi	4/2.0	1,632 (-13%)	10mo	$250,000	$153	38
674 Walden Ave	0.60mi	5/1.5 (+1)	2,066 (+10%)	14mo	$165,000	$80	38
22 Zenner St	0.58mi	3/1.0 (-1)	1,701 (-10%)	14mo	$90,000	$53	36
162 Keystone St	0.62mi	4/1.0	1,630 (-14%)	22mo	$161,000	$99	26

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: 17.0%
• Equity multiple: 1.92×
• Total profit: $33,476
• Equity at exit: $51,582

10-year hold

• IRR: 19.3%
• Equity multiple: 3.57×
• Total profit: $93,585
• Equity at exit: $74,545

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 14211

• Home prices YoY: 0.6%
• Active inventory: 172
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $380

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 71%

Sensitivity live

Price	-10% $470	-5% $425	+0% $380	+5% $335	+10% $291
Rent	-10% $252	-5% $316	+0% $380	+5% $444	+10% $508
Rate	-1.0pp $446	-0.5pp $413	base $380	+0.5pp $347	+1.0pp $312

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	20d	1	0.30mi
79 Walden Ave Buffalo, NY	3.0	1.0	2528	$1,250	$0.49	44d	1	0.55mi
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	24d	1	0.88mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	0.93mi
518 Wilson St Buffalo, NY	5.0	1.5	1848	$1,500	$0.81	24d	1	0.99mi
73 Inter Park Ave Buffalo, NY	3.0	1.0	2080	$1,300	$0.62	15d	1	1.09mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	2d	1	1.19mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	2d	1	1.27mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	15d	1	1.34mi
563 Humboldt Pkwy Buffalo, NY	3.0	1.0	2004	$1,200	$0.60	24d	1	1.42mi

Listing history 28 events

1. 2026-04-29
   price $129,900 497-char remark

   Show marketing remark (497 chars)

   Welcome to 79 Bissell Avenue, Buffalo, NY 14211. This spacious two-story home offers 1,885 square feet of living space with 4 bedrooms and 2 full bathrooms. Interior features include a mix of hardwood flooring and luxury vinyl, providing both durability and character throughout. The home is equipped with forced-air furnaces for efficient heating. Outside, enjoy the convenience of off-street parking. Low taxes. Conveniently located with access to nearby amenities, shopping, and transportation.

2. 2026-03-09
   price $139,900 497-char remark

   Show marketing remark (497 chars)

   Welcome to 79 Bissell Avenue, Buffalo, NY 14211. This spacious two-story home offers 1,885 square feet of living space with 4 bedrooms and 2 full bathrooms. Interior features include a mix of hardwood flooring and luxury vinyl, providing both durability and character throughout. The home is equipped with forced-air furnaces for efficient heating. Outside, enjoy the convenience of off-street parking. Low taxes. Conveniently located with access to nearby amenities, shopping, and transportation.

3. 2026-02-10
   listed $149,900 Active 497-char remark

   Show marketing remark (497 chars)

   Welcome to 79 Bissell Avenue, Buffalo, NY 14211. This spacious two-story home offers 1,885 square feet of living space with 4 bedrooms and 2 full bathrooms. Interior features include a mix of hardwood flooring and luxury vinyl, providing both durability and character throughout. The home is equipped with forced-air furnaces for efficient heating. Outside, enjoy the convenience of off-street parking. Low taxes. Conveniently located with access to nearby amenities, shopping, and transportation.

4. 2024-10-09
   soldstatus $104,900
5. 2024-10-04
   soldstatus $104,900 Closed 355-char remark

   Show marketing remark (355 chars)

   This large single family home has great rent potential or owner occupied possibilities. This home features solid mechanics with a newer hot water tank and newer roof. First floor features large kitchen, formal dining room, living room, full bath, and first floor laundry. Second floor features 4 bedrooms and another full bath. Showings begin immediately.

6. 2024-08-14
   status Pending 355-char remark

   Show marketing remark (355 chars)

   This large single family home has great rent potential or owner occupied possibilities. This home features solid mechanics with a newer hot water tank and newer roof. First floor features large kitchen, formal dining room, living room, full bath, and first floor laundry. Second floor features 4 bedrooms and another full bath. Showings begin immediately.

7. 2024-07-15
   listed $109,900 Active 355-char remark

   Show marketing remark (355 chars)

   This large single family home has great rent potential or owner occupied possibilities. This home features solid mechanics with a newer hot water tank and newer roof. First floor features large kitchen, formal dining room, living room, full bath, and first floor laundry. Second floor features 4 bedrooms and another full bath. Showings begin immediately.

8. 2023-11-01
   historical
9. 2023-05-02
   listed $109,900 Active
10. 2023-03-10
    historical
11. 2023-02-03
    price $109,900
12. 2022-09-12
    listed $119,900 Active
13. 2022-07-23
    historical
14. 2022-07-08
    price $124,900
15. 2022-05-25
    price $129,000
16. 2022-02-22
    price $143,900
17. 2022-01-23
    listed $148,900 Active
18. 2021-09-08
    historical
19. 2021-07-29
    price $154,900
20. 2021-06-13
    price $164,900
21. 2021-06-01
    status Active
22. 2021-06-01
    status Under Contract- Do Not Show
23. 2021-05-20
    listed $169,900 Active
24. 2019-09-20
    soldstatus $53,000 Closed Sale or Rented
25. 2019-09-20
    soldstatus $53,000
26. 2019-06-29
    status Under Contract- Do Not Show
27. 2019-05-01
    listed $65,000 Active
28. 2016-03-21
    soldstatus $66,325

ⓘ 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: $19,413
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$3,779
• Taxable income: $2,653
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,927/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

+95.9% since first listed

28 events — show timeline

• 2026-04-29 Price Changed $129,900 WNYREIS
• 2026-03-09 Price Changed $139,900 WNYREIS
• 2026-02-10 Listed $149,900 WNYREIS
• 2024-10-09 Sold (Public Records) $104,900 Public Records
• 2024-10-04 Sold (MLS) $104,900 WNYREIS
• 2024-08-14 Pending — WNYREIS
• 2024-07-15 Listed $109,900 WNYREIS
• 2023-11-01 Listing Removed — WNYREIS
• 2023-05-02 Listed $109,900 WNYREIS
• 2023-03-10 Listing Removed — WNYREIS
• 2023-02-03 Price Changed $109,900 WNYREIS
• 2022-09-12 Listed $119,900 WNYREIS
• 2022-07-23 Listing Removed — WNYREIS
• 2022-07-08 Price Changed $124,900 WNYREIS
• 2022-05-25 Price Changed $129,000 WNYREIS
• 2022-02-22 Price Changed $143,900 WNYREIS
• 2022-01-23 Listed $148,900 WNYREIS
• 2021-09-08 Listing Removed — WNYREIS
• 2021-07-29 Price Changed $154,900 WNYREIS
• 2021-06-13 Price Changed $164,900 WNYREIS
• 2021-06-01 Relisted — WNYREIS
• 2021-06-01 Pending — WNYREIS
• 2021-05-20 Listed $169,900 WNYREIS
• 2019-09-20 Sold (Public Records) $53,000 Public Records
• 2019-09-20 Sold (MLS) $53,000 WNYREIS
• 2019-06-29 Pending — WNYREIS
• 2019-05-01 Listed $65,000 WNYREIS
• 2016-03-21 Sold (Public Records) $66,325 Public Records

Property tax history

+2.6%/yr

Latest (2025): $163 · +0.0% YoY. Source: county tax records.