101 Woodside Ave · Buffalo, NY 14220

$219,900

6 bd · 2.0 ba · 2,255 sqft · Townhouse public records · 16 Days on market

Built 1915 3,596 sqft lot Est $228k · at est.

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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 +19.5/30.0
• ARV discount +9.1/15.0
• DSCR +6.2/10.0
• Rent growth +4.4/5.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This completely renovated in-demand, 3/3 double in South Buffalo is now available! Excellent rents and paying tenants. One tenant wants to stay, one is unsure. Both units were completely updated in 2019! This house features brand new electrical service (2018), new furnaces (2019), full replacement roof (2016), new gutters (2016), new sump pump & drainage (2020) HWT (2020 new vents, & gas lines). Upper unit has new bathroom & kitchen (solid surface & tile), flooring, balcony, new doors and windows (2019) Lower unit has updated kitchen & gorgeous bath (2019), new flooring, windows. New HVAC duct work 2021. Don't wait, this one won't last! Out of town owner anxious to sell. Delayed showings - Monday, July 26 at 11:00 am. All offers are due Tuesday, August 3 at 5:00 pm.

Key facts

• Walk out porch
• Kitchen improvements
• Eat-in kitchen

Tags

• WALK OUT PORCH
• EAT-IN KITCHEN
• KITCHEN IMPROVEMENTS
• BATHROOM IMPROVEMENTS
• FLOORING IMPROVEMENTS
• FURNACE 8 YEARS OLD

Property features AI

Finance

• Other: Two total units (multi-family) with separate gas and electric meters
• Financial info: Owner pays heat and water (rental information); Operating expenses may include fuel, maintenance, and water/sewer for multi-unit

Exterior

• Parking: No driveway
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Two-story property; Existing construction
• Construction: Composite siding; Copper plumbing; Architectural shingle roof; Block foundation
• Exterior features: Balcony; Open porch; Fully fenced private yard; See remarks

Interior

• Flooring: Vinyl; Varies
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas forced air heating
• Interior features: Varied flooring with vinyl in places; Full basement with sump pump
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $251 ($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 $197k (10.4% below list).
• Recommended offer: $197k (10.4% 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 (+7.6%/yr); 138 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,991 (10.4% below list)

Questions for the listing agent

1. Built in 1915 — 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: 0.90% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $227,755
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Sheffield Ave	0.06mi	6/2.0	2,420 (+7%)	2mo	$145,500	$60	83
42 Richfield Ave	0.33mi	5/2.0 (-1)	2,108 (-6%)	8mo	$232,000	$110	62
42 Meriden St	0.68mi	6/2.0	2,220 (-2%)	5mo	$250,000	$113	62
1952 S Park Ave	0.32mi	6/3.0	2,338 (+4%)	19mo	$237,000	$101	60
50 Hubbell Ave	0.68mi	6/2.0	2,409 (+7%)	2mo	$215,000	$89	56
37 Hollywood Ave	0.39mi	5/2.5 (-1)	2,212 (-2%)	22mo	$280,000	$127	54
425 Cumberland Ave	0.70mi	6/2.0	2,355 (+4%)	16mo	$135,000	$57	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 · 7.62% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-10,138
• Equity at exit: $32,788

10-year hold

• IRR: 9.7%
• Equity multiple: 1.89×
• Total profit: $54,646
• Equity at exit: $19,013

Cash invested: $61,572 (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 14220

• Home prices YoY: -26.7%
• Rents YoY: 7.6%
• Active inventory: 138
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,970 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $251

Break-even live

Break-even rent $1,652

Max offer price $219,900

Occupancy floor 82%

Sensitivity live

Price	-10% $376	-5% $314	+0% $251	+5% $189	+10% $127
Rent	-10% $96	-5% $174	+0% $251	+5% $329	+10% $407
Rate	-1.0pp $362	-0.5pp $307	base $251	+0.5pp $194	+1.0pp $136

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $219,900 Active 16 DOM
2. 2026-06-18
   days on market $219,900 Active 13 DOM
3. 2026-06-17
   days on market $219,900 Active 12 DOM
4. 2026-06-16
   days on market $219,900 Active 11 DOM
5. 2026-06-15
   days on market $219,900 Active 10 DOM
6. 2026-06-13
   days on market $219,900 Active 8 DOM
7. 2026-06-13
   days on market $219,900 Active 7 DOM
8. 2026-06-10
   days on market $219,900 Active 5 DOM
9. 2026-06-09
   days on market $219,900 Active 4 DOM
10. 2026-06-08
    days on market $219,900 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $219,900 Active 2 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: $720 · $60/mo
• Projected year-2 tax: $2,218 · $185/mo
• Expected delta: +$1,498/yr (+$125/mo · 208.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 49% 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 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,639
• − Mortgage interest: −$12,318
• − Property taxes: −$720
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$6,397
• Taxable loss: −$678
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $3,180/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): 24,428
• Household income: $70,963
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 602.0

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 White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 10% Cuban 1%
• Common ancestry: Romanian 16% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 4% · Canada, Jamaica, China
• Languages at home: 90% English-only · 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: ▼ -146.29%
• Current HPI: 402.5053
• Rent YoY: ▲ 7.62%
• 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

+243.6% since first listed

13 events — show timeline

• 2026-06-05 Listed $219,900 WNYREIS
• 2021-11-08 Sold (Public Records) $225,000 Public Records
• 2021-10-22 Sold (MLS) $225,000 WNYREIS
• 2021-09-19 Pending — WNYREIS
• 2021-08-04 Pending — WNYREIS
• 2021-07-24 Price Changed $184,900 WNYREIS
• 2021-07-24 Listed $194,900 WNYREIS
• 2019-11-29 Sold (MLS) $135,999 WNYREIS
• 2019-11-26 Sold (Public Records) $135,999 Public Records
• 2019-09-04 Pending — WNYREIS
• 2019-08-26 Listed $139,900 WNYREIS
• 2018-12-07 Sold (Public Records) $60,000 Public Records
• 1995-09-26 Sold (Public Records) $64,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $720 · +17.8% YoY. Source: county tax records.