136 Crowley Ave · Buffalo, NY 14207

$50,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 22 Days on market

Built 1877 3,150 sqft lot ↓ 9% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

EXCEPTIONAL VALUE: Newly Measured 1394 square feet, and now 4 legal bedrooms. This vacant two-story residence includes a first floor bedroom, 1 full bathroom, and a formal dining room, and just steps away from Riverside Park. ONE DAY OPEN HOUSE: Saturday, March 28th, 11am - 1:00pm. Showings start immediately!! OFFER DEADLINE: Tuesday, March 31st at 5:00 PM. All submissions will be reviewed immediately following the deadline—strong interest is anticipated due to aggressive pricing and location. Positioned at just $50,000, this single family home represents a rare opportunity for both owner-occupants and investors to immediately purchase equity in a rapidly evolving pocket of Buffalo.

Key facts

• Formal dining room
• Full basement
• Off-street parking

Tags

• FIRST FLOOR BEDROOM
• FORMAL DINING ROOM
• FULL BASEMENT
• OFF-STREET PARKING
• WALKABLE PRACTICAL LIFESTYLE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.2% vs local median 8.0% in Buffalo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 rising fast (+8.2%/yr); 199 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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 $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1877 — 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: 2.65% ✓
• Cap rate: 24.19%
• Cash-on-cash: 63.92%
• DSCR: 3.84
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $165,132
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Chadduck Ave	0.23mi	3/1.0	1,240 (+4%)	2mo	$155,000	$125	80
82 Beatrice Ave	0.33mi	3/1.0	1,166 (-2%)	2mo	$165,000	$142	80
136 Newfield St	0.51mi	3/1.5	1,198 (+1%)	2mo	$167,000	$139	72
38 Wyandotte Ave	0.44mi	4/1.0 (+1)	1,200 (+1%)	2mo	$150,000	$125	71
280 Esser Ave	0.37mi	3/1.0	1,283 (+8%)	3mo	$175,000	$136	67
50 Philadelphia St	0.42mi	3/1.5	1,276 (+7%)	1mo	$155,000	$121	65
186 Crowley Ave	0.10mi	4/2.0 (+1)	1,333 (+12%)	2mo	$215,000	$161	64
56 Gallatin Ave	0.34mi	3/1.5	1,052 (-11%)	2mo	$178,000	$169	61
88 Huetter Ave Ave	0.45mi	3/1.5	1,317 (+11%)	1mo	$250,000	$190	58
107 Ullman St	0.44mi	4/2.0 (+1)	1,258 (+6%)	3mo	$118,000	$94	58
19 Royal Ave	0.29mi	4/1.0 (+1)	1,021 (-14%)	2mo	$159,547	$156	56
221 Newfield St	0.55mi	4/1.5 (+1)	1,127 (-5%)	4mo	$75,000	$67	56

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: 68.4%
• Equity multiple: 4.31×
• Total profit: $46,395
• Equity at exit: $7,455

10-year hold

• IRR: 74.0%
• Equity multiple: 10.53×
• Total profit: $133,413
• Equity at exit: $4,323

Cash invested: $14,000 (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: 199
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$262
• Tax from tax record: −$18 /mo · $219/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $746

Break-even live

Break-even rent $381

Max offer price $50,000

Occupancy floor 39%

Sensitivity live

Price	-10% $774	-5% $760	+0% $746	+5% $732	+10% $717
Rent	-10% $641	-5% $693	+0% $746	+5% $798	+10% $850
Rate	-1.0pp $771	-0.5pp $759	base $746	+0.5pp $733	+1.0pp $720

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	25d	1	0.17mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	5d	1	0.20mi
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	16d	1	0.42mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	23d	1	0.50mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	4d	1	0.51mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	3d	1	0.55mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	4d	1	0.74mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	3d	1	0.78mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	3d	1	0.84mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	45d	1	0.85mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	45d	1	0.86mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	25d	1	0.95mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	12d	1	1.15mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	25d	1	1.28mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	25d	1	1.32mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	25d	1	1.32mi

Listing history 4 events

1. 2026-04-15
   status Pending
2. 2026-04-04
   historical Active Under Contract
3. 2026-03-24
   listed $50,000 Active
4. 2026-03-04
   soldstatus $55,000

ⓘ 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: $219 · $18/mo
• Projected year-2 tax: $532 · $44/mo
• Expected delta: +$313/yr (+$26/mo · 143.3%)

ⓘ 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: $15,904
• − Mortgage interest: −$2,801
• − Property taxes: −$219
• − Insurance: −$250
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$1,455
• Taxable income: $8,636
• Est. tax owed @ 24.0%: −$2,073
• After-tax cash flow: $6,877/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

-9.1% since first listed

4 events — show timeline

• 2026-04-15 Pending — WNYREIS
• 2026-04-04 Contingent — WNYREIS
• 2026-03-24 Listed $50,000 WNYREIS
• 2026-03-04 Sold (Public Records) $55,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $219 · +0.0% YoY. Source: county tax records.