337 Crowley Ave · Buffalo, NY 14207

$149,900

4 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 5 Days on market

Built 1926 3,000 sqft lot Est $171k · 12% 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 +23.4/30.0
• ARV discount +13.1/15.0
• DSCR +7.5/10.0
• 1% rule +4.8/10.0
• 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

Affordable 3 bedroom home to owner occupy or rent out. Full basement. Off street parking. Nice size yard.

Key facts

• 3,000 sq ft lot
• Built 1926
• Listed 5 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: Single-story (listed as 1 story total); Existing construction
• Construction: Asphalt roof; Block foundation; Construction details: see remarks
• Exterior features: Concrete driveway; Covered porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One main-level bedroom; Two second-floor bedrooms; One lower-level bedroom
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $276 ($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 $147k (2.2% below list).
• Recommended offer: $147k (2.2% 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.
• 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 44% 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 $1k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 17y 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 $52k; list at $150k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,593 (2.2% below list)

Questions for the listing agent

1. Built in 1926 — 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: 0.98% ✗
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $171,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Gallatin Ave	0.18mi	3/1.5 (-1)	1,052 (-2%)	2mo	$178,000	$169	80
133 Mayer Ave	0.18mi	3/1.0 (-1)	1,134 (+6%)	6mo	$195,000	$172	71
42 Progressive Ave	0.28mi	3/1.0 (-1)	1,019 (-5%)	6mo	$68,000	$67	68
19 Royal Ave	0.50mi	4/1.0	1,021 (-5%)	2mo	$159,547	$156	67
36 Layer Ave	0.52mi	3/1.0 (-1)	1,040 (-3%)	1mo	$185,000	$178	65
268 Riverside Ave	0.10mi	3/1.0 (-1)	936 (-12%)	5mo	$150,000	$160	65
63 Briggs Ave	0.42mi	3/1.0 (-1)	974 (-9%)	1mo	$180,000	$185	60
82 Beatrice Ave	0.42mi	3/1.0 (-1)	1,166 (+9%)	2mo	$165,000	$142	59
221 Newfield St	0.66mi	4/1.5	1,127 (+5%)	4mo	$75,000	$67	55
5 Ruhl Ave	0.51mi	3/1.0 (-1)	964 (-10%)	0mo	$234,100	$243	55
38 Wyandotte Ave	0.58mi	4/1.0	1,200 (+12%)	2mo	$150,000	$125	51
136 Newfield St	0.53mi	3/1.5 (-1)	1,198 (+12%)	2mo	$167,000	$139	47

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $978
• Equity at exit: $22,351

10-year hold

• IRR: 14.3%
• Equity multiple: 2.39×
• Total profit: $58,472
• Equity at exit: $12,961

Cash invested: $41,972 (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: 199
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$786
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $276

Break-even live

Break-even rent $1,116

Max offer price $149,900

Occupancy floor 76%

Sensitivity live

Price	-10% $361	-5% $319	+0% $276	+5% $234	+10% $191
Rent	-10% $160	-5% $218	+0% $276	+5% $334	+10% $392
Rate	-1.0pp $352	-0.5pp $314	base $276	+0.5pp $237	+1.0pp $198

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	23d	1	0.25mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	4d	1	0.37mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	25d	1	0.42mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	3d	1	0.61mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	25d	1	0.72mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	3d	1	0.82mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	25d	1	0.93mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	25d	1	1.00mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	25d	1	1.37mi
2522 Delaware Ave Buffalo, NY	3.0	1.0	1150	$1,625	$1.41	3d	1	1.46mi

Listing history 4 events

1. 2026-06-21
   days on market $149,900 Active 5 DOM
2. 2026-06-18
   days on market $149,900 Active 2 DOM
3. 2026-06-16
   remarks 387-char remark
4. 2026-06-16
   listed $149,900 Active 1 DOM

ⓘ 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: $400 · $33/mo
• Projected year-2 tax: $1,466 · $122/mo
• Expected delta: +$1,067/yr (+$89/mo · 267.0%)

ⓘ 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: $17,591
• − Mortgage interest: −$8,397
• − Property taxes: −$400
• − Insurance: −$750
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$4,361
• Taxable income: $870
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $3,106/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

+1089.7% since first listed

33 events — show timeline

• 2026-06-15 Listed $149,900 WNYREIS
• 2020-11-02 Sold (Public Records) $52,000 Public Records
• 2020-10-23 Sold (MLS) $52,000 WNYREIS
• 2020-07-27 Pending — WNYREIS
• 2020-07-18 Pending — WNYREIS
• 2020-07-16 Price Changed $60,900 WNYREIS
• 2020-05-22 Price Changed $70,000 WNYREIS
• 2020-03-06 Price Changed $74,900 WNYREIS
• 2020-02-20 Price Changed $99,900 WNYREIS
• 2020-02-18 Listed $74,900 WNYREIS
• 2019-12-01 Listing Removed — WNYREIS
• 2019-09-19 Listed $84,900 WNYREIS
• 2018-08-23 Sold (MLS) $44,000 WNYREIS
• 2018-07-13 Pending — WNYREIS
• 2018-06-27 Price Changed $44,900 WNYREIS
• 2018-05-29 Price Changed $49,000 WNYREIS
• 2018-05-24 Price Changed $59,000 WNYREIS
• 2018-05-17 Price Changed $62,000 WNYREIS
• 2018-05-11 Price Changed $79,000 WNYREIS
• 2018-04-26 Listed $84,000 WNYREIS
• 2018-03-31 Listing Removed — WNYREIS
• 2018-01-28 Price Changed $49,000 WNYREIS
• 2018-01-18 Price Changed $55,000 WNYREIS
• 2018-01-04 Price Changed $59,990 WNYREIS
• 2017-12-27 Price Changed $69,000 WNYREIS
• 2017-12-27 Relisted — WNYREIS
• 2017-11-07 Pending — WNYREIS
• 2017-11-01 Listed $59,000 WNYREIS
• 2017-09-22 Sold (MLS) $14,000 WNYREIS
• 2017-07-14 Pending — WNYREIS
• 2017-07-06 Listed $10,000 WNYREIS
• 2010-01-19 Sold (MLS) $12,600 WNYREIS
• 2009-10-16 Listed $12,600 WNYREIS

Property tax history

+5.4%/yr

Latest (2025): $400 · +18.8% YoY. Source: county tax records.