54 Rounds Ave · Buffalo, NY 14215

$180,000

3 bd · 1.0 ba · 1,233 sqft · SingleFamily public records · 11 Days on market

Built 1922 3,520 sqft lot Est $164k · 10% over

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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).

• Cash flow +16.7/30.0
• DSCR +5.2/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +3.2/10.0
• ARV discount +3.1/15.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3 bedroom Cape in prime UB area. Tenant is Belmont approved. Getting $595 a month. Great owner occupied also.

Key facts

• Updated bath
• 1st floor bedroom
• Backyard patio

Tags

• UPDATED KITCHEN
• UPDATED BATH
• 1ST FLOOR BEDROOM
• PLANK DECK
• BACKYARD PATIO
• AMPLE CLOSET SPACE

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water connected; Sewer connected; Circuit breaker electric
• Home design: Vinyl siding exterior; One story; Resale property
• Construction: Block foundation; Vinyl siding; Existing (original) construction
• Exterior features: Blacktop driveway; Partial fencing; Patio; Open porch

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Eat-in kitchen
• Bedrooms: One main-level bedroom; Second-level bedroom (12 x 17)
• Flooring: Hardwood; Laminate; Varied
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Den; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/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 $147k (18.1% below list).
• Recommended offer: $147k (18.1% 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 flat; 239 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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 $29k; list at $180k implies a 521% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,422 (18.1% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $163,989
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 Lasalle Ave	0.22mi	4/1.0 (+1)	1,258 (+2%)	3mo	$115,000	$91	79
601 Lasalle Ave	0.22mi	4/1.0 (+1)	1,188 (-4%)	1mo	$165,000	$139	78
496 Berkshire Ave	0.44mi	3/1.0	1,266 (+3%)	1mo	$125,000	$99	74
153 Stockbridge Ave	0.62mi	3/1.0	1,248 (+1%)	3mo	$150,000	$120	66
461 Stockbridge Ave	0.41mi	3/1.0	1,336 (+8%)	4mo	$96,500	$72	64
340 Shirley Ave	0.22mi	3/1.0	1,056 (-14%)	3mo	$140,000	$133	63
148 Rounds Ave	0.18mi	4/1.0 (+1)	1,389 (+13%)	5mo	$155,000	$112	62
78 Shirley Ave	0.51mi	4/1.5 (+1)	1,204 (-2%)	6mo	$200,000	$166	60
492 Hewitt Ave	0.42mi	3/1.0	1,065 (-14%)	2mo	$241,000	$226	56
965 Eggert Rd	0.64mi	3/1.5	1,296 (+5%)	4mo	$304,500	$235	56
559 E Amherst St	0.59mi	4/2.0 (+1)	1,274 (+3%)	6mo	$182,000	$143	53
99 Fennimore Ave	0.70mi	3/1.0	1,100 (-11%)	3mo	$115,000	$105	47

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-25,552
• Equity at exit: $26,839

10-year hold

• IRR: -9.5%
• Equity multiple: 0.47×
• Total profit: $-26,736
• Equity at exit: $15,563

Cash invested: $50,400 (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: 239
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,474 high
• Mortgage (P&I): −$944
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $111

Break-even live

Break-even rent $1,333

Max offer price $180,000

Occupancy floor 87%

Sensitivity live

Price	-10% $213	-5% $162	+0% $111	+5% $60	+10% $9
Rent	-10% $-5	-5% $53	+0% $111	+5% $170	+10% $228
Rate	-1.0pp $202	-0.5pp $157	base $111	+0.5pp $65	+1.0pp $17

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Lisbon Ave Unit 2 Buffalo, NY	2.0	1.0	850	$1,050	$1.24	45d	1	0.16mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	45d	1	0.35mi
220 Dartmouth Ave Buffalo, NY	2.0	1.0	1000	$1,100	$1.10	25d	1	0.36mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	16d	1	0.41mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	45d	1	0.43mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	25d	1	0.43mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	12d	1	0.52mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	3d	1	0.76mi
92 Lasalle Ave Unit 1 Buffalo, NY	2.0	1.0	1000	$1,150	$1.15	45d	1	0.76mi
40 Lisbon Ave Unit Upper Buffalo, NY	2.0	1.0	1057	$1,500	$1.42	13d	1	0.76mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	45d	1	0.81mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	3d	1	0.82mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,291	$2.24	3d	10	0.82mi
26 Custer St Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	45d	1	0.84mi
2939 Main St Buffalo, NY	1.0–2.0	1.0–2.0	562	$1,999	$3.55	5d	1	0.95mi
2 Angle St Buffalo, NY	2.0	1.0	725	$1,212	$1.67	16d	2	1.10mi
190 Manhattan Ave Buffalo, NY	2.0	1.0	724	$1,200	$1.66	45d	1	1.10mi
348 Capen Blvd Buffalo, NY	3.0	1.5	1424	$2,200	$1.54	3d	1	1.32mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	5d	1	1.32mi
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	3d	1	1.37mi
33 Tillotson Pl Buffalo, NY	3.0	1.0	1143	$2,095	$1.83	16d	1	1.43mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	45d	1	1.48mi
4035-4055 Harlem Rd Unit 4081B Buffalo, NY	2.0	1.0	815	$1,649	$2.02	3d	1	1.49mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	45d	1	1.50mi

Listing history 9 events

1. 2026-06-21
   days on market $180,000 Active 11 DOM
2. 2026-06-18
   remarks 421-char remark
3. 2026-06-18
   days on market $180,000 Active 8 DOM
4. 2026-06-17
   days on market $180,000 Active 7 DOM
5. 2026-06-16
   days on market $180,000 Active 6 DOM
6. 2026-06-15
   days on market $180,000 Active 5 DOM
7. 2026-06-13
   days on market $180,000 Active 3 DOM
8. 2026-06-13
   remarks 371-char remark
9. 2026-06-13
   listed $180,000 Active 2 DOM

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $1,727 · $144/mo
• Expected delta: +$1,315/yr (+$110/mo · 318.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°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: $17,691
• − Mortgage interest: −$10,083
• − Property taxes: −$413
• − Insurance: −$900
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$5,236
• Taxable loss: −$1,772
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $1,761/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

+263.6% since first listed

4 events — show timeline

• 2026-06-10 Listed $180,000 WNYREIS
• 2009-12-22 Sold (MLS) $29,000 WNYREIS
• 2009-10-06 Listed $32,000 WNYREIS
• 1993-01-26 Sold (Public Records) $49,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $413 · +41.6% YoY. Source: county tax records.