127 Royal Ave · Buffalo, NY 14207

$124,900

2 bd · 1.0 ba · 1,093 sqft · SingleFamily public records · 55 Days on market

Built 1900 2,025 sqft lot $114/sqft · 39% below area Est $204k · 39% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.6/10.0
• 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

Looking for completely updated and fresh? Look no further! Kitchen and bathroom were just re-done and new flooring has also just been done. 2 bedrooms on the main floor- Upstairs is a massive bedroom which can be set up as a full bedroom and sitting area, or office too-- so much space! There is also a fourth bedroom upstairs too. The dining space is huge and will be a great area to entertain. The kitchen has a door leading to good-sized yard. The front porch is a great place to sit and enjoy your morning coffee. Bathroom is bright and has new vanity/toilet and flooring. Basement is great for storage and has laundry area. Don't miss this wonderful home!!

Key facts

• Massive bedroom
• New flooring
• Front porch

Tags

• KITCHEN RE-DONE
• BATHROOM RE-DONE
• NEW FLOORING
• MASSIVE BEDROOM
• GOOD-SIZED YARD
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/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 $120k (3.8% below list).
• Recommended offer: $120k (3.8% 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.
• Market conditions: Rents rising fast (+8.2%/yr); 197 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 36% of the median local income ($40k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $120,188 (3.8% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

• ARV (median comp): $203,873
• List price: $124,900
• Delta: -38.74%
• 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
56 Gallatin Ave	0.24mi	3/1.5 (+1)	1,052 (-4%)	2mo	$178,000	$169	74
63 Briggs Ave	0.15mi	3/1.0 (+1)	974 (-11%)	0mo	$180,000	$185	69
133 Mayer Ave	0.39mi	3/1.0 (+1)	1,134 (+4%)	6mo	$195,000	$172	66
42 Progressive Ave	0.31mi	3/1.0 (+1)	1,019 (-7%)	6mo	$68,000	$67	64
82 Beatrice Ave	0.43mi	3/1.0 (+1)	1,166 (+7%)	2mo	$165,000	$142	62
268 Riverside Ave	0.23mi	3/1.0 (+1)	936 (-14%)	5mo	$150,000	$160	56
62 Chadduck Ave	0.31mi	3/1.0 (+1)	1,240 (+13%)	2mo	$155,000	$125	56
55 Irene St	0.67mi	3/2.0 (+1)	1,080 (-1%)	7mo	$205,000	$190	52
108 Argus St	0.58mi	3/1.0 (+1)	993 (-9%)	6mo	$40,000	$40	48
136 Newfield St	0.61mi	3/1.5 (+1)	1,198 (+10%)	2mo	$167,000	$139	47
90 Newfield St	0.61mi	3/1.5 (+1)	1,200 (+10%)	7mo	$200,000	$167	42
195 Hertel Ave	0.69mi	3/1.0 (+1)	1,236 (+13%)	1mo	$110,000	$89	40

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-527
• Equity at exit: $18,623

10-year hold

• IRR: 13.5%
• Equity multiple: 2.30×
• Total profit: $45,493
• Equity at exit: $10,799

Cash invested: $34,972 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$655
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $211

Break-even live

Break-even rent $935

Max offer price $124,900

Occupancy floor 77%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	3d	1	0.21mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.40mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	0.42mi
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	14d	1	0.50mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	3d	1	0.58mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	2d	1	0.65mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	43d	1	0.72mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	43d	1	0.80mi
336 East St Buffalo, NY	1.0	1.0	795	$1,000	$1.26	14d	1	0.81mi
215 Thompson St Buffalo, NY	1.0	1.0	700	$800	$1.14	3d	1	0.85mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	1d	1	0.94mi
37 Holmes St Buffalo, NY	1.0	1.0	900	$1,095	$1.22	14d	1	0.94mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	23d	1	1.00mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	10d	1	1.05mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	23d	1	1.19mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	23d	1	1.21mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	23d	1	1.22mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	1d	1	1.43mi

Listing history 33 events

1. 2026-06-15
   days on market $124,900 Active 55 DOM
2. 2026-06-13
   days on market $124,900 Active 53 DOM
3. 2026-06-13
   days on market $124,900 Active 52 DOM
4. 2026-06-10
   days on market $124,900 Active 50 DOM
5. 2026-06-09
   days on market $124,900 Active 49 DOM
6. 2026-06-08
   days on market $124,900 Active 48 DOM
7. 2026-06-07
   days on market $124,900 Active 47 DOM
8. 2026-06-03
   days on market $124,900 Active 43 DOM
9. 2026-06-02
   days on market $124,900 Active 42 DOM
10. 2026-06-01
    days on market $124,900 Active 41 DOM
11. 2026-05-31
    days on market $124,900 Active 40 DOM
12. 2026-05-08
    price $124,900 661-char remark

    Show marketing remark (661 chars)

    Looking for completely updated and fresh? Look no further! Kitchen and bathroom were just re-done and new flooring has also just been done. 2 bedrooms on the main floor- Upstairs is a massive bedroom which can be set up as a full bedroom and sitting area, or office too-- so much space! There is also a fourth bedroom upstairs too. The dining space is huge and will be a great area to entertain. The kitchen has a door leading to good-sized yard. The front porch is a great place to sit and enjoy your morning coffee. Bathroom is bright and has new vanity/toilet and flooring. Basement is great for storage and has laundry area. Don't miss this wonderful home!!

13. 2026-04-21
    listed $139,900 Active 661-char remark

    Show marketing remark (661 chars)

    Looking for completely updated and fresh? Look no further! Kitchen and bathroom were just re-done and new flooring has also just been done. 2 bedrooms on the main floor- Upstairs is a massive bedroom which can be set up as a full bedroom and sitting area, or office too-- so much space! There is also a fourth bedroom upstairs too. The dining space is huge and will be a great area to entertain. The kitchen has a door leading to good-sized yard. The front porch is a great place to sit and enjoy your morning coffee. Bathroom is bright and has new vanity/toilet and flooring. Basement is great for storage and has laundry area. Don't miss this wonderful home!!

14. 2023-04-16
    status Pending Sale
15. 2023-04-10
    historical
16. 2023-02-05
    listed $90,000 Active
17. 2023-01-27
    historical
18. 2023-01-05
    price $90,000
19. 2022-12-21
    price $109,900
20. 2022-12-08
    price $119,900
21. 2022-11-16
    price $125,000
22. 2022-10-28
    price $134,500
23. 2022-10-18
    price $134,900
24. 2022-10-04
    price $139,900
25. 2022-07-29
    listed $149,900 Active
26. 2021-08-05
    soldstatus $110,000
27. 2021-08-03
    soldstatus $110,000 Closed Sale or Rented
28. 2021-06-25
    status Under Contract- Do Not Show
29. 2021-06-08
    listed $114,900 Active
30. 2021-03-26
    historical
31. 2021-02-18
    price $98,900
32. 2021-02-08
    listed $104,900 Active
33. 2006-08-25
    soldstatus $43,000

ⓘ 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: $1,246 · $104/mo
• Expected delta: +$865/yr (+$72/mo · 226.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $14,423
• − Mortgage interest: −$6,996
• − Property taxes: −$381
• − Insurance: −$624
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,633
• Taxable income: $480
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $2,413/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

+190.5% since first listed

22 events — show timeline

• 2026-05-08 Price Changed $124,900 WNYREIS
• 2026-04-21 Listed $139,900 WNYREIS
• 2023-04-16 Pending — WNYREIS
• 2023-04-10 Listing Removed — WNYREIS
• 2023-02-05 Listed $90,000 WNYREIS
• 2023-01-27 Listing Removed — WNYREIS
• 2023-01-05 Price Changed $90,000 WNYREIS
• 2022-12-21 Price Changed $109,900 WNYREIS
• 2022-12-08 Price Changed $119,900 WNYREIS
• 2022-11-16 Price Changed $125,000 WNYREIS
• 2022-10-28 Price Changed $134,500 WNYREIS
• 2022-10-18 Price Changed $134,900 WNYREIS
• 2022-10-04 Price Changed $139,900 WNYREIS
• 2022-07-29 Listed $149,900 WNYREIS
• 2021-08-05 Sold (Public Records) $110,000 Public Records
• 2021-08-03 Sold (MLS) $110,000 WNYREIS
• 2021-06-25 Pending — WNYREIS
• 2021-06-08 Listed $114,900 WNYREIS
• 2021-03-26 Listing Removed — WNYREIS
• 2021-02-18 Price Changed $98,900 WNYREIS
• 2021-02-08 Listed $104,900 WNYREIS
• 2006-08-25 Sold (Public Records) $43,000 Public Records

Property tax history

+4.5%/yr

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