57 N Central Ave Unit E · Buffalo, NY 14212

$129,900

5 bd · 1.0 ba · 1,641 sqft · SingleFamily public records · 30 Days on market

Built 1920 3,090 sqft lot Est $161k · 19% under

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Why this score? — see what drove the A- 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 57 North Central Ave! Located in Buffalo’s Lovejoy neighborhood, this spacious 1,641 sq. ft. home offers 5 bedrooms and a flexible layout with plenty of room to grow. First floor features living room, formal dining room, large kitchen, bathroom, convenient first-floor laundry area with pantry space and sizable rear bonus room ideal for additional living space, home office or storage. Two bedrooms on the first floor and three additional bedrooms upstairs with unfinished attic providing excellent storage or potential for additional finished space. This home also features newer metal roofs on both the house and garage, updated electrical and newer stainless steel appliances in

Key facts

• Updated electrical
• Vinyl siding
• Unfinished attic

Tags

• FIRST FLOOR LAUNDRY AREA
• SIZABLE REAR BONUS ROOM
• UNFINISHED ATTIC
• NEWER METAL ROOFS
• UPDATED ELECTRICAL
• VINYL SIDING

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity connected (circuit breakers); Sewer connected; Spring water source
• Home design: 2 stories; Resale property
• Construction: Wood siding; Metal roof; Poured foundation; Property built (existing)
• Exterior features: Blacktop driveway; Concrete driveway; Partial fencing

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas heating; Baseboard heating; Radiant heating
• Interior features: Separate formal living room; Separate formal dining room; Eat-in kitchen; Pantry; Storage; See remarks; Bedroom on main level; 8 total rooms (includes bedroom, laundry, living room, storage and other rooms); 1 fireplace
• Laundry & utility: Main level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $431 ($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: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 84 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.23%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $160,818
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Grimes St	0.58mi	5/1.0	1,662 (+1%)	12mo	$76,000	$46	61
310 Gold St	0.55mi	5/1.0	1,650 (+0%)	18mo	$130,000	$79	59
84 Deshler St	0.20mi	4/1.0 (-1)	1,785 (+9%)	16mo	$35,000	$20	57
66 Schmarbeck Ave	0.57mi	4/1.0 (-1)	1,574 (-4%)	9mo	$107,000	$68	54
433 Benzinger St	0.49mi	5/1.5	1,476 (-10%)	6mo	$170,000	$115	53
115 Young St	0.65mi	4/1.0 (-1)	1,562 (-5%)	5mo	$22,000	$14	53
15 Central Ave	0.74mi	4/1.0 (-1)	1,730 (+5%)	4mo	$130,000	$75	48
107 Stanley St	0.39mi	4/1.0 (-1)	1,401 (-15%)	7mo	$190,000	$136	46
146 Longnecker St	0.60mi	4/1.0 (-1)	1,460 (-11%)	9mo	$160,400	$110	41
441 Schiller St	0.74mi	4/2.0 (-1)	1,478 (-10%)	5mo	$145,000	$98	36
437 N Ogden St Unit E	0.68mi	4/0.5 (-1)	1,446 (-12%)	10mo	$145,000	$100	33
90 Ideal St	0.71mi	4/1.5 (-1)	1,824 (+11%)	20mo	$232,000	$127	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 3.70×
• Total profit: $98,233
• Equity at exit: $117,024

10-year hold

• IRR: 30.0%
• Equity multiple: 8.36×
• Total profit: $267,737
• Equity at exit: $252,367

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 14212

• Home prices YoY: 20.4%
• Active inventory: 84
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $431

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 69%

Sensitivity live

Price	-10% $521	-5% $476	+0% $431	+5% $386	+10% $341
Rent	-10% $298	-5% $365	+0% $431	+5% $498	+10% $564
Rate	-1.0pp $497	-0.5pp $464	base $431	+0.5pp $398	+1.0pp $363

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	25d	1	0.72mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	3d	1	1.07mi
518 Wilson St Buffalo, NY	5.0	1.5	1848	$1,500	$0.81	25d	1	1.30mi
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	11d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $129,900 Active 30 DOM
2. 2026-06-18
   days on market $129,900 Active 27 DOM
3. 2026-06-17
   days on market $129,900 Active 26 DOM
4. 2026-06-16
   days on market $129,900 Active 25 DOM
5. 2026-06-15
   days on market $129,900 Active 24 DOM
6. 2026-06-13
   days on market $129,900 Active 22 DOM
7. 2026-06-13
   days on market $129,900 Active 21 DOM
8. 2026-06-10
   days on market $129,900 Active 19 DOM
9. 2026-06-09
   days on market $129,900 Active 18 DOM
10. 2026-06-08
    days on market $129,900 Active 17 DOM
11. 2026-06-07
    days on market $129,900 Active 16 DOM
12. 2026-06-03
    days on market $129,900 Active 12 DOM
13. 2026-06-02
    days on market $129,900 Active 11 DOM
14. 2026-06-01
    days on market $129,900 Active 10 DOM
15. 2026-05-31
    days on market $129,900 Active 9 DOM
16. 2026-05-22
    listed $129,900 Active
17. 2024-12-20
    historical
18. 2024-09-24
    listed $115,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% 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: $20,185
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$3,779
• Taxable income: $3,302
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $4,381/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
• City population: 440,021
• Population (ZIP): 13,603

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 0.75)
• Race & ethnicity: White 32% Black 27% Asian 25% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 12% Serbian 1% Lithuanian 1%
• Foreign-born: 20% · Philippines, Canada, China
• Languages at home: 68% English-only · Other Indo-European 18% Spanish 4% Other Asian/Pacific 2%

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: ▲ 79.80%
• Current HPI: 471.6399
• Rent YoY: —
• Metro: —
• 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

+13.0% since first listed

3 events — show timeline

• 2026-05-22 Listed $129,900 WNYREIS
• 2024-12-20 Listing Removed — WNYREIS
• 2024-09-24 Listed $115,000 WNYREIS

Property tax history

+1.8%/yr

Latest (2025): $135 · +0.0% YoY. Source: county tax records.