172 Hastings Ave · Buffalo, NY 14215

$128,900

2 bd · 1.0 ba · 836 sqft · SingleFamily public records · 151 Days on market

Built 1925 3,255 sqft lot $154/sqft · 16% below area Est $153k · 16% 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 +18.3/30.0
• ARV discount +14.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 172 Hastings Avenue, a spacious single-family home located in the City of Buffalo. This property offers 4 bedrooms and 2 full bathrooms, providing a flexible layout ideal for comfortable living. The home is currently rented for $1,200 per month, making it an excellent opportunity for investors seeking steady rental income, while also offering future potential for owner occupancy. The property features solid mechanics, along with a full basement, crawlspace, and attic, offering ample storage and added functionality. Conveniently situated near public transportation, shopping, and everyday amenities, this home delivers both accessibility and long-term value. Whether you’re an investor looking to expand your portfolio or a buyer planning for future occupancy, 172 Hastings Ave is a well-rounded opportunity in a convenient Buffalo location.

Key facts

• Attic
• Crawlspace
• Everyday amenities

Tags

• FULL BASEMENT
• CRAWLSPACE
• ATTIC
• PUBLIC TRANSPORTATION
• SHOPPING
• EVERYDAY AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $118 ($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 $128k (0.9% below list).
• Recommended offer: $113k (12.0% 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.
• 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 34% 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 $891 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $129k implies a 511% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $152,714
• List price: $128,900
• Delta: -15.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Davidson Ave	0.14mi	3/1.0 (+1)	924 (+10%)	8mo	$110,000	$119	64
84 Fennimore Ave	0.12mi	3/1.0 (+1)	961 (+15%)	1mo	$149,900	$156	64
340 Martha Ave	0.35mi	2/1.0	936 (+12%)	9mo	$180,000	$192	57
93 Davidson Ave	0.15mi	3/1.0 (+1)	924 (+10%)	19mo	$162,500	$176	55
165 Hewitt Ave	0.67mi	2/2.0	894 (+7%)	1mo	$125,000	$140	52
342 Hastings Ave	0.33mi	3/1.0 (+1)	768 (-8%)	22mo	$175,000	$228	48
342 Phyllis Ave	0.33mi	3/1.0 (+1)	960 (+15%)	16mo	$170,000	$177	42
520 Hewitt Ave	0.43mi	3/1.0 (+1)	942 (+13%)	23mo	$62,000	$66	34

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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-16,260
• Equity at exit: $19,219

10-year hold

• IRR: -7.8%
• Equity multiple: 0.56×
• Total profit: $-15,840
• Equity at exit: $11,145

Cash invested: $36,092 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,934/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $118

Break-even live

Break-even rent $1,128

Max offer price $128,900

Occupancy floor 86%

Sensitivity live

Price	-10% $207	-5% $163	+0% $118	+5% $74	+10% $29
Rent	-10% $17	-5% $68	+0% $118	+5% $169	+10% $219
Rate	-1.0pp $183	-0.5pp $151	base $118	+0.5pp $85	+1.0pp $51

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: $32,225
• Closing costs: $3,867
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	3d	1	0.15mi
220 Dartmouth Ave Buffalo, NY	2.0	1.0	1000	$1,100	$1.10	25d	1	0.65mi
507 Lisbon Ave Unit 2 Buffalo, NY	2.0	1.0	850	$1,050	$1.24	45d	1	0.67mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	45d	1	0.76mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	45d	1	0.78mi
160 Courtland Ave Buffalo, NY	2.0	1.0	810	$1,025	$1.27	16d	1	0.87mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	5d	1	0.97mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	45d	1	1.07mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	45d	1	1.09mi
190 Manhattan Ave Buffalo, NY	2.0	1.0	724	$1,200	$1.66	45d	1	1.12mi
90 Sussex St Unit 2 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	45d	1	1.16mi
92 Lasalle Ave Unit 1 Buffalo, NY	2.0	1.0	1000	$1,150	$1.15	45d	1	1.20mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$1,585	$1.55	3d	10	1.21mi
40 Lisbon Ave Unit Upper Buffalo, NY	2.0	1.0	1057	$1,500	$1.42	12d	1	1.29mi
2939 Main St Buffalo, NY	1.0–2.0	1.0–2.0	562	$1,999	$3.55	5d	1	1.30mi
26 Custer St Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	45d	1	1.40mi
56 Hagen St #2 Buffalo, NY	2.0	1.0	850	$950	$1.12	45d	1	1.41mi
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	18d	1	1.45mi

Listing history 22 events

1. 2026-06-21
   days on market $128,900 Active 151 DOM
2. 2026-06-18
   days on market $128,900 Active 148 DOM
3. 2026-06-17
   days on market $128,900 Active 147 DOM
4. 2026-06-16
   days on market $128,900 Active 146 DOM
5. 2026-06-15
   days on market $128,900 Active 145 DOM
6. 2026-06-13
   days on market $128,900 Active 143 DOM
7. 2026-06-13
   days on market $128,900 Active 142 DOM
8. 2026-06-10
   days on market $128,900 Active 140 DOM
9. 2026-06-09
   days on market $128,900 Active 139 DOM
10. 2026-06-08
    days on market $128,900 Active 138 DOM
11. 2026-06-07
    pricedays on market $128,900 Active 137 DOM
12. 2026-06-03
    days on market $138,900 Active 133 DOM
13. 2026-06-02
    days on market $138,900 Active 132 DOM
14. 2026-06-01
    days on market $138,900 Active 131 DOM
15. 2026-05-31
    days on market $138,900 Active 130 DOM
16. 2026-04-16
    price $138,900 863-char remark

    Show marketing remark (863 chars)

    Welcome to 172 Hastings Avenue, a spacious single-family home located in the City of Buffalo. This property offers 4 bedrooms and 2 full bathrooms, providing a flexible layout ideal for comfortable living. The home is currently rented for $1,200 per month, making it an excellent opportunity for investors seeking steady rental income, while also offering future potential for owner occupancy. The property features solid mechanics, along with a full basement, crawlspace, and attic, offering ample storage and added functionality. Conveniently situated near public transportation, shopping, and everyday amenities, this home delivers both accessibility and long-term value. Whether you’re an investor looking to expand your portfolio or a buyer planning for future occupancy, 172 Hastings Ave is a well-rounded opportunity in a convenient Buffalo location.

17. 2026-02-21
    price $139,400 863-char remark

    Show marketing remark (863 chars)

    Welcome to 172 Hastings Avenue, a spacious single-family home located in the City of Buffalo. This property offers 4 bedrooms and 2 full bathrooms, providing a flexible layout ideal for comfortable living. The home is currently rented for $1,200 per month, making it an excellent opportunity for investors seeking steady rental income, while also offering future potential for owner occupancy. The property features solid mechanics, along with a full basement, crawlspace, and attic, offering ample storage and added functionality. Conveniently situated near public transportation, shopping, and everyday amenities, this home delivers both accessibility and long-term value. Whether you’re an investor looking to expand your portfolio or a buyer planning for future occupancy, 172 Hastings Ave is a well-rounded opportunity in a convenient Buffalo location.

18. 2026-01-21
    listed $139,900 Active 863-char remark

    Show marketing remark (863 chars)

    Welcome to 172 Hastings Avenue, a spacious single-family home located in the City of Buffalo. This property offers 4 bedrooms and 2 full bathrooms, providing a flexible layout ideal for comfortable living. The home is currently rented for $1,200 per month, making it an excellent opportunity for investors seeking steady rental income, while also offering future potential for owner occupancy. The property features solid mechanics, along with a full basement, crawlspace, and attic, offering ample storage and added functionality. Conveniently situated near public transportation, shopping, and everyday amenities, this home delivers both accessibility and long-term value. Whether you’re an investor looking to expand your portfolio or a buyer planning for future occupancy, 172 Hastings Ave is a well-rounded opportunity in a convenient Buffalo location.

19. 2011-06-09
    soldstatus $21,100
20. 2011-06-03
    soldstatus $21,100 408-char remark

    Show marketing remark (408 chars)

    Old world home that still shines with it's natural hardwood floors and woodwork. Current tenant is on a lease and pays $675.00 monthly. Professional property management in place for a smooth transition. Finished attic is not reflected in square footage of home on tax records. 2nd upstairs bathroom is a full jacuzzi bath. Please allow ample time for all appointments. -All serious offers will be considered!

21. 2010-05-07
    listed $29,900 408-char remark

    Show marketing remark (408 chars)

    Old world home that still shines with it's natural hardwood floors and woodwork. Current tenant is on a lease and pays $675.00 monthly. Professional property management in place for a smooth transition. Finished attic is not reflected in square footage of home on tax records. 2nd upstairs bathroom is a full jacuzzi bath. Please allow ample time for all appointments. -All serious offers will be considered!

22. 1997-04-09
    soldstatus $51,193

ⓘ 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 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,328
• − Mortgage interest: −$7,220
• − Property taxes: −$1,934
• − Insurance: −$644
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$3,750
• Taxable loss: −$673
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $1,581/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

+171.3% since first listed

7 events — show timeline

• 2026-04-16 Price Changed $138,900 WNYREIS
• 2026-02-21 Price Changed $139,400 WNYREIS
• 2026-01-21 Listed $139,900 WNYREIS
• 2011-06-09 Sold (Public Records) $21,100 Public Records
• 2011-06-03 Sold (MLS) $21,100 WNYREIS
• 2010-05-07 Listed $29,900 WNYREIS
• 1997-04-09 Sold (Public Records) $51,193 Public Records

Property tax history

+0.5%/yr

Latest (2025): $224 · +0.0% YoY. Source: county tax records.