163 Davidson Ave · Buffalo, NY 14215

$179,900

4 bd · 2.0 ba · 1,150 sqft · SingleFamily public records · 11 Days on market

Built 1922 3,308 sqft lot Est $138k · 30% over

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Why this score? — see what drove the D+ 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 +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 163 Davidson Ave, This spacious single-family home features 4 bedrooms and 2 full bathrooms. Huge eat-in kitchen. Offering plenty of room for comfortable living. The versatile floor plan provides generous living space, spacious bedrooms, bonus room upstairs which can be transformed with a little imagination. Ample natural light with lots of natural woodwork throughout. Conveniently located near schools, shopping, restaurants, parks, and major commuter routes, this property presents an excellent opportunity for homeowners and investors alike. Don't miss your chance to make this home your own. Taking offers as presented. Seller reserves the right to set deadline date.

Key facts

• Natural woodwork
• Bonus room upstairs
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• BONUS ROOM UPSTAIRS
• NATURAL WOODWORK
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Existing (resale) property
• Construction: Aluminum siding; Wood siding; Poured foundation
• Exterior features: Concrete driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas cooktop
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Mixed/varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Entrance foyer; Eat-in kitchen; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $284 ($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 $169k (6.1% below list).
• Recommended offer: $169k (6.1% 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.
• Market conditions: Rents flat; 239 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $1,689/mo this rent would consume 45% of the median local household income ($45k/yr) (locally 2873% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,938 (6.1% below list)

Questions for the listing agent

1. Built in 1922 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $138,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Fennimore Ave	0.06mi	3/1.0 (-1)	1,100 (-4%)	3mo	$115,000	$105	79
223 Phyllis Ave	0.15mi	3/1.0 (-1)	1,082 (-6%)	0mo	$68,500	$63	74
358 Hastings Ave	0.37mi	3/1.0 (-1)	1,152 (+0%)	2mo	$128,500	$112	72
601 Lasalle Ave	0.54mi	4/1.0	1,188 (+3%)	1mo	$165,000	$139	64
496 Berkshire Ave	0.32mi	3/1.0 (-1)	1,266 (+10%)	1mo	$125,000	$99	59
492 Hewitt Ave	0.40mi	3/1.0 (-1)	1,065 (-7%)	2mo	$241,000	$226	58
59 Martha Ave	0.28mi	3/1.0 (-1)	1,282 (+12%)	1mo	$149,000	$116	58
622 Lasalle Ave	0.56mi	4/1.0	1,258 (+9%)	3mo	$115,000	$91	52
340 Shirley Ave	0.55mi	3/1.0 (-1)	1,056 (-8%)	3mo	$140,000	$133	49
212 Easton Ave	0.65mi	4/1.0	1,248 (+8%)	3mo	$220,000	$176	48
19 Allendale Rd	0.60mi	4/1.0	990 (-14%)	1mo	$165,000	$167	44
153 Stockbridge Ave	0.72mi	3/1.0 (-1)	1,248 (+8%)	3mo	$150,000	$120	40

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-15,042
• Equity at exit: $26,824

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-5,361
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$943
• Tax from tax record: −$32 /mo · $390/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $284

Break-even live

Break-even rent $1,330

Max offer price $179,900

Occupancy floor 78%

Sensitivity live

Price	-10% $386	-5% $335	+0% $284	+5% $233	+10% $-33
Rent	-10% $150	-5% $217	+0% $284	+5% $350	+10% $417
Rate	-1.0pp $374	-0.5pp $330	base $284	+0.5pp $237	+1.0pp $190

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	2d	1	0.15mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	11d	1	0.30mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	44d	1	0.76mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	0.85mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	15d	1	0.91mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	44d	1	0.92mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	24d	1	1.01mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	44d	1	1.01mi
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	2d	1	1.17mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,997	$2.93	2d	10	1.21mi
65 Northrup Pl Buffalo, NY	5.0	2.0	1467	$2,500	$1.70	15d	1	1.23mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	44d	1	1.45mi

Listing history 9 events

1. 2026-06-21
   statusdays on market $179,900 Pending 11 DOM
2. 2026-06-18
   days on market $179,900 Active 9 DOM
3. 2026-06-17
   days on market $179,900 Active 8 DOM
4. 2026-06-16
   days on market $179,900 Active 7 DOM
5. 2026-06-15
   days on market $179,900 Active 6 DOM
6. 2026-06-13
   days on market $179,900 Active 4 DOM
7. 2026-06-13
   days on market $179,900 Active 3 DOM
8. 2026-06-10
   remarks 685-char remark
9. 2026-06-10
   listed $179,900 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: $390 · $32/mo
• Projected year-2 tax: $1,715 · $143/mo
• Expected delta: +$1,325/yr (+$110/mo · 340.1%)

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

Taxation est. · year 1

• Rental income: $20,273
• − Mortgage interest: −$10,077
• − Property taxes: −$390
• − Insurance: −$900
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$5,233
• Taxable income: $429
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $3,302/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

1 event — show timeline

• 2026-06-09 Listed $179,900 WNYREIS

Property tax history

+4.7%/yr

Latest (2025): $390 · +65.5% YoY. Source: county tax records.