109 Roesch Ave · Buffalo, NY 14207

$164,999

4 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 96 Days on market

Built 1910 4,305 sqft lot $111/sqft · 18% below area Est $202k · 18% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 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 109 Roesch, located just blocks from beautiful Riverside Park and many great restaurants! New railing and supports on the covered porch. * * New tear off roof, furnace, water heater and central A/C unit and newer electric 2023. * * Large South facing living room as well as a formal dining room adjoined to the kitchen. Bonus room off the kitchen, great for storage and a mud room for the Buffalo winters. * full bath on the 1st and 2nd floors! * Original details including the beautiful handrail leading upstairs. Three generously sized rooms upstairs, the front bedroom has a large walk in closet. * Fully usable basement with laundry * Don't miss this opportunity to see a solid ~1500sq foot home in Riverside!

Key facts

• Covered porch
• Tear off roof
• Newer electric

Tags

• COVERED PORCH
• TEAR OFF ROOF
• FURNACE
• WATER HEATER
• CENTRAL A C UNIT
• NEWER ELECTRIC

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $325 ($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 $164k (0.6% below list).
• Recommended offer: $150k (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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,640/mo this rent would consume 50% 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 $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $44k; list at $165k implies a 272% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,149 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1910 — 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: 8.65%
• Cash-on-cash: 8.43%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (median comp): $201,552
• List price: $164,999
• Delta: -18.14%
• 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	0.31mi	4/1.0	1,394 (-6%)	2mo	$100,000	$72	70
53 Roswell Ave	0.34mi	3/1.5 (-1)	1,554 (+5%)	0mo	$140,000	$90	69
186 Crowley Ave	0.32mi	4/2.0	1,333 (-10%)	2mo	$215,000	$161	66
191 Crowley Ave	0.34mi	4/1.0	1,408 (-5%)	8mo	$170,000	$121	65
324 Esser Ave	0.29mi	3/1.0 (-1)	1,419 (-4%)	8mo	$190,500	$134	64
38 Heward Ave	0.61mi	3/1.5 (-1)	1,474 (-1%)	1mo	$256,000	$174	63
44 Gallatin Ave	0.61mi	4/2.0	1,532 (+3%)	5mo	$149,000	$97	62
88 Huetter Ave Ave	0.27mi	3/1.5 (-1)	1,317 (-11%)	1mo	$250,000	$190	61
165 Roesch Ave	0.11mi	3/1.0 (-1)	1,285 (-13%)	5mo	$210,000	$163	59
280 Esser Ave	0.21mi	3/1.0 (-1)	1,283 (-14%)	3mo	$175,000	$136	56
50 Philadelphia St	0.34mi	3/1.5 (-1)	1,276 (-14%)	1mo	$155,000	$121	53
61 Mayer Ave	0.62mi	4/1.0	1,408 (-5%)	7mo	$210,000	$149	53

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,522
• Equity at exit: $24,602

10-year hold

• IRR: 15.0%
• Equity multiple: 2.47×
• Total profit: $67,945
• Equity at exit: $14,266

Cash invested: $46,200 (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: $1,640 high
• Mortgage (P&I): −$865
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $325

Break-even live

Break-even rent $1,230

Max offer price $164,999

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	23d	1	0.19mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	1d	1	0.52mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.79mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	23d	1	0.88mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	0.90mi
172 Tremont Ave Kenmore, NY	3.0	1.5	1569	$2,500	$1.59	10d	1	1.50mi

Listing history 14 events

1. 2026-06-10
   days on market $164,999 Active 96 DOM
2. 2026-06-09
   days on market $164,999 Active 95 DOM
3. 2026-06-08
   days on market $164,999 Active 94 DOM
4. 2026-06-07
   days on market $164,999 Active 93 DOM
5. 2026-06-03
   days on market $164,999 Active 89 DOM
6. 2026-06-02
   days on market $164,999 Active 88 DOM
7. 2026-06-01
   days on market $164,999 Active 87 DOM
8. 2026-05-31
   days on market $164,999 Active 86 DOM
9. 2026-04-24
   price $164,999 729-char remark

   Show marketing remark (729 chars)

   Welcome to 109 Roesch, located just blocks from beautiful Riverside Park and many great restaurants! New railing and supports on the covered porch. * * New tear off roof, furnace, water heater and central A/C unit and newer electric 2023. * * Large South facing living room as well as a formal dining room adjoined to the kitchen. Bonus room off the kitchen, great for storage and a mud room for the Buffalo winters. * full bath on the 1st and 2nd floors! * Original details including the beautiful handrail leading upstairs. Three generously sized rooms upstairs, the front bedroom has a large walk in closet. * Fully usable basement with laundry * Don't miss this opportunity to see a solid ~1500sq foot home in Riverside!

10. 2026-03-06
    listed $170,000 Active 729-char remark

    Show marketing remark (729 chars)

    Welcome to 109 Roesch, located just blocks from beautiful Riverside Park and many great restaurants! New railing and supports on the covered porch. * * New tear off roof, furnace, water heater and central A/C unit and newer electric 2023. * * Large South facing living room as well as a formal dining room adjoined to the kitchen. Bonus room off the kitchen, great for storage and a mud room for the Buffalo winters. * full bath on the 1st and 2nd floors! * Original details including the beautiful handrail leading upstairs. Three generously sized rooms upstairs, the front bedroom has a large walk in closet. * Fully usable basement with laundry * Don't miss this opportunity to see a solid ~1500sq foot home in Riverside!

11. 2015-11-20
    historical
12. 2015-09-09
    price $48,900
13. 2015-08-19
    listed $49,900 Active
14. 2007-03-07
    soldstatus $44,300

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$1,170/yr (+$98/mo · 261.0%)

ⓘ 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: $19,685
• − Mortgage interest: −$9,243
• − Property taxes: −$448
• − Insurance: −$825
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$4,800
• Taxable income: $1,219
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $3,602/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

+272.5% since first listed

6 events — show timeline

• 2026-04-24 Price Changed $164,999 WNYREIS
• 2026-03-06 Listed $170,000 WNYREIS
• 2015-11-20 Listing Removed — WNYREIS
• 2015-09-09 Price Changed $48,900 WNYREIS
• 2015-08-19 Listed $49,900 WNYREIS
• 2007-03-07 Sold (Public Records) $44,300 Public Records

Property tax history

+6.8%/yr

Latest (2025): $448 · +0.0% YoY. Source: county tax records.