143 Davey St · Buffalo, NY 14206

$130,000

2 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 51 Days on market

Built 1840 4,020 sqft lot $91/sqft · 21% below area Est $165k · 21% 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 +23.6/30.0
• ARV discount +15.0/15.0
• Appreciation +9.0/10.0
• DSCR +7.6/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 143 Davey Ave, a fully renovated 2-bedroom, 1-bath home in Buffalo’s Lovejoy neighborhood. This move-in-ready property features two first-floor bedrooms, a spacious living and dining area, a beautifully updated full bathroom, and a large, modern kitchen. Enjoy the convenience of first-floor laundry plus a versatile bonus room in the full attic perfect for a home office, guest space, or extra bedroom. Located just minutes from Cheektowaga shopping, thruway access, and downtown Buffalo, this is an incredible opportunity to own a turn-key home without breaking the bank.

Key facts

• Fully renovated
• First floor laundry
• Versatile bonus room

Tags

• FULLY RENOVATED
• FIRST FLOOR LAUNDRY
• VERSATILE BONUS ROOM
• MODERN KITCHEN
• TURN-KEY HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $245 ($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 $128k (1.9% below list).
• Recommended offer: $126k (3.0% 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: 169 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 30% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($899 loan paydown + $10k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1840 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1840 — 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: 0.98% ✗
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 8.5

CMA / ARV

• ARV (median comp): $164,624
• List price: $130,000
• Delta: -21.03%
• 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
57 N Ogden St	0.18mi	3/2.0 (+1)	1,350 (-6%)	1mo	$120,000	$89	72
307 Benzinger St	0.33mi	3/3.0 (+1)	1,363 (-5%)	2mo	$247,000	$181	62
136 Benzinger St	0.15mi	3/1.0 (+1)	1,266 (-12%)	10mo	$140,000	$111	60
43 Ludington St	0.47mi	3/2.0 (+1)	1,364 (-5%)	8mo	$90,000	$66	55
402 Benzinger St	0.51mi	2/1.0	1,269 (-11%)	9mo	$125,500	$99	50
133 Halstead Ave Ave	0.62mi	3/1.0 (+1)	1,320 (-8%)	5mo	$235,000	$178	49
16 Regent St	0.54mi	3/1.0 (+1)	1,604 (+12%)	8mo	$115,000	$72	43
1418 Lovejoy St	0.41mi	3/1.0 (+1)	1,216 (-15%)	12mo	$180,000	$148	41
155 Claude Dr	0.69mi	2/2.0	1,252 (-12%)	7mo	$215,000	$172	38
341 Wagner Ave	0.66mi	3/1.0 (+1)	1,620 (+13%)	10mo	$209,900	$130	33
241 Shanley St	0.72mi	3/1.0 (+1)	1,216 (-15%)	9mo	$184,000	$151	29
261 Michael Ave	0.74mi	3/1.5 (+1)	1,242 (-13%)	10mo	$232,000	$187	28

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

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 2.91×
• Total profit: $69,568
• Equity at exit: $99,281

10-year hold

• IRR: 23.7%
• Equity multiple: 6.22×
• Total profit: $190,145
• Equity at exit: $197,567

Cash invested: $36,400 (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 14206

• Home prices YoY: 1.8%
• Active inventory: 169
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$27 /mo · $319/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $245

Break-even live

Break-even rent $965

Max offer price $130,000

Occupancy floor 76%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	0.63mi
1368 Harlem Rd Buffalo, NY	2.0	1.0	1776	$1,300	$0.73	24d	1	1.13mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	44d	1	1.34mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	1.42mi

Listing history 14 events

1. 2026-06-03
   days on market $130,000 Active 51 DOM
2. 2026-06-02
   days on market $130,000 Active 50 DOM
3. 2026-06-01
   days on market $130,000 Active 49 DOM
4. 2026-05-31
   days on market $130,000 Active 48 DOM
5. 2026-05-04
   price $130,000 590-char remark

   Show marketing remark (590 chars)

   Welcome to 143 Davey Ave, a fully renovated 2-bedroom, 1-bath home in Buffalo’s Lovejoy neighborhood. This move-in-ready property features two first-floor bedrooms, a spacious living and dining area, a beautifully updated full bathroom, and a large, modern kitchen. Enjoy the convenience of first-floor laundry plus a versatile bonus room in the full attic perfect for a home office, guest space, or extra bedroom. Located just minutes from Cheektowaga shopping, thruway access, and downtown Buffalo, this is an incredible opportunity to own a turn-key home without breaking the bank.

6. 2026-04-13
   listed $140,000 Active 590-char remark

   Show marketing remark (590 chars)

   Welcome to 143 Davey Ave, a fully renovated 2-bedroom, 1-bath home in Buffalo’s Lovejoy neighborhood. This move-in-ready property features two first-floor bedrooms, a spacious living and dining area, a beautifully updated full bathroom, and a large, modern kitchen. Enjoy the convenience of first-floor laundry plus a versatile bonus room in the full attic perfect for a home office, guest space, or extra bedroom. Located just minutes from Cheektowaga shopping, thruway access, and downtown Buffalo, this is an incredible opportunity to own a turn-key home without breaking the bank.

7. 2022-02-24
   soldstatus $88,000
8. 2022-02-11
   soldstatus $86,000 Closed Sale or Rented 508-char remark

   Show marketing remark (508 chars)

   Priced to sell. Great location. Off Lovejoy. Huge fenced backyard with fence. 143 Davey is currently set up for a one floor living. Everything is on main floor including laundry. Second floor is shut down but has endless possibilities if you need more space. Currently listed as a two bedroom but lots of room to make your own. Huge rooms all flow on single floor. Come take a look as this is a very well taken care of "turn key" property. Tenant would like to stay and is current @ $800 per month.

9. 2021-05-17
   status Under Contract- Do Not Show 508-char remark

   Show marketing remark (508 chars)

   Priced to sell. Great location. Off Lovejoy. Huge fenced backyard with fence. 143 Davey is currently set up for a one floor living. Everything is on main floor including laundry. Second floor is shut down but has endless possibilities if you need more space. Currently listed as a two bedroom but lots of room to make your own. Huge rooms all flow on single floor. Come take a look as this is a very well taken care of "turn key" property. Tenant would like to stay and is current @ $800 per month.

10. 2021-05-13
    historical Continue to Show- Under Contract 508-char remark

    Show marketing remark (508 chars)

    Priced to sell. Great location. Off Lovejoy. Huge fenced backyard with fence. 143 Davey is currently set up for a one floor living. Everything is on main floor including laundry. Second floor is shut down but has endless possibilities if you need more space. Currently listed as a two bedroom but lots of room to make your own. Huge rooms all flow on single floor. Come take a look as this is a very well taken care of "turn key" property. Tenant would like to stay and is current @ $800 per month.

11. 2021-05-06
    listed $88,000 Active 508-char remark

    Show marketing remark (508 chars)

    Priced to sell. Great location. Off Lovejoy. Huge fenced backyard with fence. 143 Davey is currently set up for a one floor living. Everything is on main floor including laundry. Second floor is shut down but has endless possibilities if you need more space. Currently listed as a two bedroom but lots of room to make your own. Huge rooms all flow on single floor. Come take a look as this is a very well taken care of "turn key" property. Tenant would like to stay and is current @ $800 per month.

12. 2020-07-29
    historical
13. 2020-05-01
    listed $75,000 Active
14. 2017-03-17
    soldstatus $52,500

ⓘ 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: $319 · $27/mo
• Projected year-2 tax: $1,258 · $105/mo
• Expected delta: +$939/yr (+$78/mo · 293.9%)

ⓘ 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 ≥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: $15,302
• − Mortgage interest: −$7,282
• − Property taxes: −$319
• − Insurance: −$650
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,782
• Taxable income: $820
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $2,741/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): 21,631
• Household income: $50,450
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 841.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 25% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Arabic 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: ▲ 8.06%
• Current HPI: 457.3935
• Rent YoY: —
• 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

+147.6% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $130,000 WNYREIS
• 2026-04-13 Listed $140,000 WNYREIS
• 2022-02-24 Sold (Public Records) $88,000 Public Records
• 2022-02-11 Sold (MLS) $86,000 WNYREIS
• 2021-05-17 Pending — WNYREIS
• 2021-05-13 Contingent — WNYREIS
• 2021-05-06 Listed $88,000 WNYREIS
• 2020-07-29 Listing Removed — WNYREIS
• 2020-05-01 Listed $75,000 WNYREIS
• 2017-03-17 Sold (Public Records) $52,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $319 · +0.0% YoY. Source: county tax records.