27 Albert Ave · Buffalo, NY 14207

$154,900

4 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 99 Days on market

Built 1900 3,000 sqft lot $109/sqft · 13% below area Est $179k · 13% under

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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 +24.0/30.0
• ARV discount +13.6/15.0
• DSCR +7.7/10.0
• 1% rule +4.9/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 27 Albert Ave in the City of Buffalo! This single-family home offers a great opportunity for both owner-occupants and investors. The property features 4 bedrooms and 1 full bathroom with vinyl flooring throughout. Additional highlights include a full basement, attic for extra storage or potential use, and a one-car garage. The home is currently rented for $1,325 per month, providing immediate rental income for investors. Conveniently located near public transportation, shopping, and other local amenities. A solid opportunity to add to your investment portfolio or make it your future home.

Key facts

• 3,000 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/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 $153k (0.9% below list).
• Recommended offer: $141k (9.0% 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 rising fast (+8.2%/yr); 197 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,534/mo this rent would consume 46% of the median local household income ($40k/yr) (locally 2177% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $140,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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: 0.99% ✗
• Cap rate: 8.64%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (median comp): $178,976
• List price: $154,900
• Delta: -13.45%
• 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
136 Crowley Ave	0.27mi	4/1.0	1,394 (-2%)	2mo	$100,000	$72	83
44 Gallatin Ave	0.08mi	4/2.0	1,532 (+8%)	5mo	$149,000	$97	74
38 Heward Ave	0.24mi	3/1.5 (-1)	1,474 (+4%)	1mo	$256,000	$174	74
186 Crowley Ave	0.23mi	4/2.0	1,333 (-6%)	2mo	$215,000	$161	74
62 Chadduck Ave	0.31mi	3/1.0 (-1)	1,240 (-12%)	2mo	$155,000	$125	58
280 Esser Ave	0.52mi	3/1.0 (-1)	1,283 (-9%)	3mo	$175,000	$136	53
50 Philadelphia St	0.50mi	3/1.5 (-1)	1,276 (-10%)	1mo	$155,000	$121	52
88 Huetter Ave Ave	0.72mi	3/1.5 (-1)	1,317 (-7%)	1mo	$250,000	$190	47
10 Rebecca Park	0.72mi	3/2.0 (-1)	1,490 (+5%)	4mo	$275,000	$185	45
195 Hertel Ave	0.58mi	3/1.0 (-1)	1,236 (-13%)	1mo	$110,000	$89	45
107 Ullman St	0.66mi	4/2.0	1,258 (-11%)	3mo	$118,000	$94	44
53 Roswell Ave	0.75mi	3/1.5 (-1)	1,554 (+10%)	0mo	$140,000	$90	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,267
• Equity at exit: $23,096

10-year hold

• IRR: 15.0%
• Equity multiple: 2.46×
• Total profit: $63,468
• Equity at exit: $13,393

Cash invested: $43,372 (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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 197
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$812
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $304

Break-even live

Break-even rent $1,150

Max offer price $154,900

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.21mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	23d	1	0.39mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	0.45mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	23d	1	0.88mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	1d	1	0.91mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	23d	1	0.99mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	23d	1	1.03mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	23d	1	1.44mi

Listing history 16 events

1. 2026-06-18
   days on market $154,900 Active 99 DOM
2. 2026-06-17
   days on market $154,900 Active 98 DOM
3. 2026-06-16
   days on market $154,900 Active 97 DOM
4. 2026-06-15
   days on market $154,900 Active 96 DOM
5. 2026-06-13
   days on market $154,900 Active 94 DOM
6. 2026-06-13
   days on market $154,900 Active 93 DOM
7. 2026-06-10
   days on market $154,900 Active 91 DOM
8. 2026-06-09
   days on market $154,900 Active 90 DOM
9. 2026-06-08
   days on market $154,900 Active 89 DOM
10. 2026-06-07
    pricedays on market $154,900 Active 88 DOM
11. 2026-06-03
    days on market $174,400 Active 84 DOM
12. 2026-06-02
    days on market $174,400 Active 83 DOM
13. 2026-06-01
    days on market $174,400 Active 82 DOM
14. 2026-05-31
    days on market $174,400 Active 81 DOM
15. 2026-04-16
    price $174,400 606-char remark

    Show marketing remark (606 chars)

    Welcome to 27 Albert Ave in the City of Buffalo! This single-family home offers a great opportunity for both owner-occupants and investors. The property features 4 bedrooms and 1 full bathroom with vinyl flooring throughout. Additional highlights include a full basement, attic for extra storage or potential use, and a one-car garage. The home is currently rented for $1,325 per month, providing immediate rental income for investors. Conveniently located near public transportation, shopping, and other local amenities. A solid opportunity to add to your investment portfolio or make it your future home.

16. 2026-03-11
    listed $174,900 Active 606-char remark

    Show marketing remark (606 chars)

    Welcome to 27 Albert Ave in the City of Buffalo! This single-family home offers a great opportunity for both owner-occupants and investors. The property features 4 bedrooms and 1 full bathroom with vinyl flooring throughout. Additional highlights include a full basement, attic for extra storage or potential use, and a one-car garage. The home is currently rented for $1,325 per month, providing immediate rental income for investors. Conveniently located near public transportation, shopping, and other local amenities. A solid opportunity to add to your investment portfolio or make it your future home.

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $1,499 · $125/mo
• Expected delta: +$1,118/yr (+$93/mo · 293.4%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,413
• − Mortgage interest: −$8,677
• − Property taxes: −$381
• − Insurance: −$774
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$4,506
• Taxable income: $1,128
• Est. tax owed @ 24.0%: −$271
• After-tax cash flow: $3,372/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): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

-0.3% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $174,400 WNYREIS
• 2026-03-11 Listed $174,900 WNYREIS

Property tax history

+3.7%/yr

Latest (2025): $381 · +0.0% YoY. Source: county tax records.