90 Greenwood Pl · Buffalo, NY 14213

$157,000

4 bd · 1.0 ba · 1,526 sqft · SingleFamily public records · 206 Days on market

Built 1920 3,325 sqft lot $103/sqft · 32% below area Est $231k · 32% under ↓ 8% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• 1% rule +7.6/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Bring your vision and finishing touches to make this West Side sweetheart truly shine! Perfectly positioned in one of Buffalo’s most sought-after neighborhoods, this charming 3 bedroom, 1 bath home offers the ideal blend of character, potential, and location. Natural light pours through every room, creating a warm and inviting atmosphere throughout. Step outside to your fully fenced yard perfect for entertaining, pets, or simply enjoying your own private outdoor space. Evenings are best spent unwinding on the classic front porch, soaking in the neighborhood charm. Enjoy added peace of mind with key updates already completed, including a furnace just 2 years young, hot water tank approximately 4 years old, and a brand new drain tile system. Located just minutes from Buffalo’s best restaurants, shops, and entertainment, this home offers both convenience and lifestyle. Whether you're a first-time buyer, investor, or someone looking to create your dream space, this is your opportunity to bring it to life. A true West Side gem with endless potential don’t miss your chance to make it yours!

Key facts

• Natural lighting
• Front porch
• Fully fenced yard

Tags

• FULLY FENCED YARD
• FRONT PORCH
• NATURAL LIGHTING
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• Market conditions: Rents soft (-0.5%/yr); 137 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 44% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $44k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $43k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.83%
• DSCR: 1.75
• GRM: 6.6

CMA / ARV

• ARV (median comp): $230,770
• List price: $157,000
• Delta: -31.97%
• 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
303 Potomac Ave	0.09mi	4/1.5	1,496 (-2%)	3mo	$245,000	$164	88
192 Congress St	0.13mi	3/1.0 (-1)	1,505 (-1%)	3mo	$155,000	$103	84
393 Baynes St	0.34mi	3/1.0 (-1)	1,518 (-0%)	1mo	$285,000	$188	78
443 Parkdale Ave	0.35mi	4/1.5	1,482 (-3%)	2mo	$90,000	$61	75
48 Garner Ave	0.25mi	4/1.0	1,646 (+8%)	2mo	$235,000	$143	73
210 Congress St	0.13mi	3/1.5 (-1)	1,636 (+7%)	5mo	$192,000	$117	70
171 Forest Ave	0.38mi	4/2.0	1,620 (+6%)	5mo	$165,000	$102	64
187 Herkimer St	0.39mi	3/1.5 (-1)	1,425 (-7%)	4mo	$105,000	$74	61
11 Abbottsford Pl	0.38mi	3/1.5 (-1)	1,419 (-7%)	6mo	$265,000	$187	58
479 W Ferry	0.58mi	3/1.5 (-1)	1,470 (-4%)	9mo	$280,000	$190	53
32 Lafayette Ave	0.45mi	3/1.5 (-1)	1,390 (-9%)	8mo	$105,000	$76	51
389 Baynes St	0.33mi	3/1.5 (-1)	1,734 (+14%)	8mo	$390,000	$225	49

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

Projected returns pro-forma

7.51% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 3.12×
• Total profit: $93,223
• Equity at exit: $114,103

10-year hold

• IRR: 26.6%
• Equity multiple: 6.24×
• Total profit: $230,522
• Equity at exit: $221,730

Cash invested: $43,960 (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 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 137
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$823
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $617

Break-even live

Break-even rent $1,200

Max offer price $157,000

Occupancy floor 64%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Bird Ave Unit 3 Buffalo, NY	3.0	1.5	1128	$2,300	$2.04	44d	1	0.20mi
309 Bird Ave Unit 1 Buffalo, NY	3.0	1.0	1100	$2,200	$2.00	44d	1	0.20mi
311 Herkimer St #1 Buffalo, NY	3.0	1.0	1272	$1,400	$1.10	14d	1	0.21mi
374 Baynes St Buffalo, NY	3.0	1.0	1126	$1,550	$1.38	44d	1	0.28mi
232 Dewitt St Buffalo, NY	3.0	1.0	1200	$1,300	$1.08	24d	1	0.31mi
40 Putnam St Buffalo, NY	4.0	1.0	1600	$2,100	$1.31	24d	1	0.41mi
37 Abbottsford Pl Buffalo, NY	3.0	1.0	1130	$1,650	$1.46	44d	1	0.41mi
836 Richmond Ave Buffalo, NY	4.0	3.5	1982	$4,500	$2.27	44d	1	0.45mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$2,560	$1.96	2d	14	0.47mi
478 Breckenridge St Buffalo, NY	3.0	1.0	1100	$1,575	$1.43	44d	1	0.48mi
891 Richmond Ave Buffalo, NY	3.0	1.0	1176	$1,800	$1.53	44d	1	0.53mi
375 Hampshire St Buffalo, NY	3.0	1.0	1200	$1,100	$0.92	44d	1	0.58mi
310 Hampshire St Apt 3 Buffalo, NY	3.0	1.0	1200	$1,500	$1.25	44d	1	0.64mi
740 Elmwood Ave Buffalo, NY	3.0	1.0	2000	$1,995	$1.00	14d	1	0.71mi
685 Auburn Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,750	$1.46	14d	1	0.77mi
161 16th St Buffalo, NY	3.0	1.5	1500	$2,000	$1.33	24d	1	1.02mi
330 Bryant St Buffalo, NY	3.0	2.0	2224	$2,200	$0.99	20d	1	1.10mi
825 Forest Ave Buffalo, NY	3.0	1.0	1200	$2,000	$1.67	24d	1	1.11mi
825 Forest Ave Unit 1 Buffalo, NY	3.0	1.0	1200	$1,700	$1.42	3d	1	1.11mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	24d	1	1.11mi
78 Germain St Buffalo, NY	3.0	1.0	2030	$1,300	$0.64	14d	1	1.14mi
118 Ashland Ave Buffalo, NY	3.0	1.0	1326	$1,850	$1.40	14d	1	1.15mi
184 14th St Buffalo, NY	4.0	2.0	1950	$4,400	$2.26	24d	1	1.19mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	24d	1	1.24mi
238 Oxford Ave Unit Upper Buffalo, NY	3.0	1.0	1100	$1,600	$1.45	24d	1	1.27mi
124 Normal Ave Unit 2 Buffalo, NY	3.0	1.0	1727	$2,000	$1.16	24d	1	1.33mi

Listing history 18 events

1. 2026-05-12
   status Pending 1119-char remark

   Show marketing remark (1119 chars)

   Bring your vision and finishing touches to make this West Side sweetheart truly shine! Perfectly positioned in one of Buffalo’s most sought-after neighborhoods, this charming 3 bedroom, 1 bath home offers the ideal blend of character, potential, and location. Natural light pours through every room, creating a warm and inviting atmosphere throughout. Step outside to your fully fenced yard perfect for entertaining, pets, or simply enjoying your own private outdoor space. Evenings are best spent unwinding on the classic front porch, soaking in the neighborhood charm. Enjoy added peace of mind with key updates already completed, including a furnace just 2 years young, hot water tank approximately 4 years old, and a brand new drain tile system. Located just minutes from Buffalo’s best restaurants, shops, and entertainment, this home offers both convenience and lifestyle. Whether you're a first-time buyer, investor, or someone looking to create your dream space, this is your opportunity to bring it to life. A true West Side gem with endless potential don’t miss your chance to make it yours!

2. 2026-05-01
   status Active 1119-char remark

   Show marketing remark (1119 chars)

   Bring your vision and finishing touches to make this West Side sweetheart truly shine! Perfectly positioned in one of Buffalo’s most sought-after neighborhoods, this charming 3 bedroom, 1 bath home offers the ideal blend of character, potential, and location. Natural light pours through every room, creating a warm and inviting atmosphere throughout. Step outside to your fully fenced yard perfect for entertaining, pets, or simply enjoying your own private outdoor space. Evenings are best spent unwinding on the classic front porch, soaking in the neighborhood charm. Enjoy added peace of mind with key updates already completed, including a furnace just 2 years young, hot water tank approximately 4 years old, and a brand new drain tile system. Located just minutes from Buffalo’s best restaurants, shops, and entertainment, this home offers both convenience and lifestyle. Whether you're a first-time buyer, investor, or someone looking to create your dream space, this is your opportunity to bring it to life. A true West Side gem with endless potential don’t miss your chance to make it yours!

3. 2026-04-28
   historical Active Under Contract 1119-char remark

   Show marketing remark (1119 chars)

   Bring your vision and finishing touches to make this West Side sweetheart truly shine! Perfectly positioned in one of Buffalo’s most sought-after neighborhoods, this charming 3 bedroom, 1 bath home offers the ideal blend of character, potential, and location. Natural light pours through every room, creating a warm and inviting atmosphere throughout. Step outside to your fully fenced yard perfect for entertaining, pets, or simply enjoying your own private outdoor space. Evenings are best spent unwinding on the classic front porch, soaking in the neighborhood charm. Enjoy added peace of mind with key updates already completed, including a furnace just 2 years young, hot water tank approximately 4 years old, and a brand new drain tile system. Located just minutes from Buffalo’s best restaurants, shops, and entertainment, this home offers both convenience and lifestyle. Whether you're a first-time buyer, investor, or someone looking to create your dream space, this is your opportunity to bring it to life. A true West Side gem with endless potential don’t miss your chance to make it yours!

4. 2026-04-13
   status Active 1119-char remark

   Show marketing remark (1119 chars)

   Bring your vision and finishing touches to make this West Side sweetheart truly shine! Perfectly positioned in one of Buffalo’s most sought-after neighborhoods, this charming 3 bedroom, 1 bath home offers the ideal blend of character, potential, and location. Natural light pours through every room, creating a warm and inviting atmosphere throughout. Step outside to your fully fenced yard perfect for entertaining, pets, or simply enjoying your own private outdoor space. Evenings are best spent unwinding on the classic front porch, soaking in the neighborhood charm. Enjoy added peace of mind with key updates already completed, including a furnace just 2 years young, hot water tank approximately 4 years old, and a brand new drain tile system. Located just minutes from Buffalo’s best restaurants, shops, and entertainment, this home offers both convenience and lifestyle. Whether you're a first-time buyer, investor, or someone looking to create your dream space, this is your opportunity to bring it to life. A true West Side gem with endless potential don’t miss your chance to make it yours!

5. 2026-04-13
   price $157,000 1119-char remark

   Show marketing remark (1119 chars)

   Bring your vision and finishing touches to make this West Side sweetheart truly shine! Perfectly positioned in one of Buffalo’s most sought-after neighborhoods, this charming 3 bedroom, 1 bath home offers the ideal blend of character, potential, and location. Natural light pours through every room, creating a warm and inviting atmosphere throughout. Step outside to your fully fenced yard perfect for entertaining, pets, or simply enjoying your own private outdoor space. Evenings are best spent unwinding on the classic front porch, soaking in the neighborhood charm. Enjoy added peace of mind with key updates already completed, including a furnace just 2 years young, hot water tank approximately 4 years old, and a brand new drain tile system. Located just minutes from Buffalo’s best restaurants, shops, and entertainment, this home offers both convenience and lifestyle. Whether you're a first-time buyer, investor, or someone looking to create your dream space, this is your opportunity to bring it to life. A true West Side gem with endless potential don’t miss your chance to make it yours!

6. 2026-02-09
   price $165,000 1119-char remark

   Show marketing remark (1119 chars)

   Bring your vision and finishing touches to make this West Side sweetheart truly shine! Perfectly positioned in one of Buffalo’s most sought-after neighborhoods, this charming 3 bedroom, 1 bath home offers the ideal blend of character, potential, and location. Natural light pours through every room, creating a warm and inviting atmosphere throughout. Step outside to your fully fenced yard perfect for entertaining, pets, or simply enjoying your own private outdoor space. Evenings are best spent unwinding on the classic front porch, soaking in the neighborhood charm. Enjoy added peace of mind with key updates already completed, including a furnace just 2 years young, hot water tank approximately 4 years old, and a brand new drain tile system. Located just minutes from Buffalo’s best restaurants, shops, and entertainment, this home offers both convenience and lifestyle. Whether you're a first-time buyer, investor, or someone looking to create your dream space, this is your opportunity to bring it to life. A true West Side gem with endless potential don’t miss your chance to make it yours!

7. 2026-01-09
   price $170,000 1119-char remark

   Show marketing remark (1119 chars)

   Bring your vision and finishing touches to make this West Side sweetheart truly shine! Perfectly positioned in one of Buffalo’s most sought-after neighborhoods, this charming 3 bedroom, 1 bath home offers the ideal blend of character, potential, and location. Natural light pours through every room, creating a warm and inviting atmosphere throughout. Step outside to your fully fenced yard perfect for entertaining, pets, or simply enjoying your own private outdoor space. Evenings are best spent unwinding on the classic front porch, soaking in the neighborhood charm. Enjoy added peace of mind with key updates already completed, including a furnace just 2 years young, hot water tank approximately 4 years old, and a brand new drain tile system. Located just minutes from Buffalo’s best restaurants, shops, and entertainment, this home offers both convenience and lifestyle. Whether you're a first-time buyer, investor, or someone looking to create your dream space, this is your opportunity to bring it to life. A true West Side gem with endless potential don’t miss your chance to make it yours!

8. 2025-11-24
   price $179,000 1119-char remark

   Show marketing remark (1119 chars)

   Bring your vision and finishing touches to make this West Side sweetheart truly shine! Perfectly positioned in one of Buffalo’s most sought-after neighborhoods, this charming 3 bedroom, 1 bath home offers the ideal blend of character, potential, and location. Natural light pours through every room, creating a warm and inviting atmosphere throughout. Step outside to your fully fenced yard perfect for entertaining, pets, or simply enjoying your own private outdoor space. Evenings are best spent unwinding on the classic front porch, soaking in the neighborhood charm. Enjoy added peace of mind with key updates already completed, including a furnace just 2 years young, hot water tank approximately 4 years old, and a brand new drain tile system. Located just minutes from Buffalo’s best restaurants, shops, and entertainment, this home offers both convenience and lifestyle. Whether you're a first-time buyer, investor, or someone looking to create your dream space, this is your opportunity to bring it to life. A true West Side gem with endless potential don’t miss your chance to make it yours!

9. 2025-10-12
   price $185,000 1119-char remark

   Show marketing remark (1119 chars)

   Bring your vision and finishing touches to make this West Side sweetheart truly shine! Perfectly positioned in one of Buffalo’s most sought-after neighborhoods, this charming 3 bedroom, 1 bath home offers the ideal blend of character, potential, and location. Natural light pours through every room, creating a warm and inviting atmosphere throughout. Step outside to your fully fenced yard perfect for entertaining, pets, or simply enjoying your own private outdoor space. Evenings are best spent unwinding on the classic front porch, soaking in the neighborhood charm. Enjoy added peace of mind with key updates already completed, including a furnace just 2 years young, hot water tank approximately 4 years old, and a brand new drain tile system. Located just minutes from Buffalo’s best restaurants, shops, and entertainment, this home offers both convenience and lifestyle. Whether you're a first-time buyer, investor, or someone looking to create your dream space, this is your opportunity to bring it to life. A true West Side gem with endless potential don’t miss your chance to make it yours!

10. 2025-09-27
    listed $200,000 Active 1119-char remark

    Show marketing remark (1119 chars)

    Bring your vision and finishing touches to make this West Side sweetheart truly shine! Perfectly positioned in one of Buffalo’s most sought-after neighborhoods, this charming 3 bedroom, 1 bath home offers the ideal blend of character, potential, and location. Natural light pours through every room, creating a warm and inviting atmosphere throughout. Step outside to your fully fenced yard perfect for entertaining, pets, or simply enjoying your own private outdoor space. Evenings are best spent unwinding on the classic front porch, soaking in the neighborhood charm. Enjoy added peace of mind with key updates already completed, including a furnace just 2 years young, hot water tank approximately 4 years old, and a brand new drain tile system. Located just minutes from Buffalo’s best restaurants, shops, and entertainment, this home offers both convenience and lifestyle. Whether you're a first-time buyer, investor, or someone looking to create your dream space, this is your opportunity to bring it to life. A true West Side gem with endless potential don’t miss your chance to make it yours!

11. 2020-04-02
    soldstatus $148,000 Closed Sale or Rented 502-char remark

    Show marketing remark (502 chars)

    Check out this Westside gem! Take part in this highly desired area of the city of Buffalo. Located on a one-way street and walking distance to Elmwood Village's popular shops, bars and restaurants! This 4 bedroom, 1 bath home has been well maintained and is loaded with potential! The home features, newer mechanics, new windows, and new carpeting throughout! The property also includes a large sized backyard perfect for entertaining and one that is rare for city-living. Open House Saturday 12/7/2019

12. 2020-04-02
    soldstatus $148,000

    Show marketing remark (502 chars)

    Check out this Westside gem! Take part in this highly desired area of the city of Buffalo. Located on a one-way street and walking distance to Elmwood Village's popular shops, bars and restaurants! This 4 bedroom, 1 bath home has been well maintained and is loaded with potential! The home features, newer mechanics, new windows, and new carpeting throughout! The property also includes a large sized backyard perfect for entertaining and one that is rare for city-living. Open House Saturday 12/7/2019

13. 2020-01-17
    status Pending Sale 502-char remark

    Show marketing remark (502 chars)

    Check out this Westside gem! Take part in this highly desired area of the city of Buffalo. Located on a one-way street and walking distance to Elmwood Village's popular shops, bars and restaurants! This 4 bedroom, 1 bath home has been well maintained and is loaded with potential! The home features, newer mechanics, new windows, and new carpeting throughout! The property also includes a large sized backyard perfect for entertaining and one that is rare for city-living. Open House Saturday 12/7/2019

14. 2019-12-02
    historical

    Show marketing remark (502 chars)

    Check out this Westside gem! Take part in this highly desired area of the city of Buffalo. Located on a one-way street and walking distance to Elmwood Village's popular shops, bars and restaurants! This 4 bedroom, 1 bath home has been well maintained and is loaded with potential! The home features, newer mechanics, new windows, and new carpeting throughout! The property also includes a large sized backyard perfect for entertaining and one that is rare for city-living. Open House Saturday 12/7/2019

15. 2019-12-02
    listed $150,000 Active 502-char remark

    Show marketing remark (502 chars)

    Check out this Westside gem! Take part in this highly desired area of the city of Buffalo. Located on a one-way street and walking distance to Elmwood Village's popular shops, bars and restaurants! This 4 bedroom, 1 bath home has been well maintained and is loaded with potential! The home features, newer mechanics, new windows, and new carpeting throughout! The property also includes a large sized backyard perfect for entertaining and one that is rare for city-living. Open House Saturday 12/7/2019

16. 2019-11-12
    price $159,900
17. 2019-11-05
    price $164,900
18. 2019-10-21
    listed $169,900 Active

ⓘ 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: $712 · $59/mo
• Projected year-2 tax: $1,683 · $140/mo
• Expected delta: +$971/yr (+$81/mo · 136.4%)

ⓘ 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 ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,766
• − Mortgage interest: −$8,794
• − Property taxes: −$712
• − Insurance: −$785
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$4,567
• Taxable income: $5,105
• Est. tax owed @ 24.0%: −$1,225
• After-tax cash flow: $6,174/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): 24,107
• Household income: $53,870
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1501.0

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 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 20% Black 18% Asian 12% Two or more races 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 1%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 16% · Philippines, Canada, India
• Languages at home: 68% English-only · Spanish 12% Other Asian/Pacific 7% Arabic 3%

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: ▲ 7.51%
• Current HPI: 448.4879
• Rent YoY: ▼ -0.49%
• 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

-7.6% since first listed

18 events — show timeline

• 2026-05-12 Pending — WNYREIS
• 2026-05-01 Relisted — WNYREIS
• 2026-04-28 Contingent — WNYREIS
• 2026-04-13 Relisted — WNYREIS
• 2026-04-13 Price Changed $157,000 WNYREIS
• 2026-02-09 Price Changed $165,000 WNYREIS
• 2026-01-09 Price Changed $170,000 WNYREIS
• 2025-11-24 Price Changed $179,000 WNYREIS
• 2025-10-12 Price Changed $185,000 WNYREIS
• 2025-09-27 Listed $200,000 WNYREIS
• 2020-04-02 Sold (Public Records) $148,000 Public Records
• 2020-04-02 Sold (MLS) $148,000 WNYREIS
• 2020-01-17 Pending — WNYREIS
• 2019-12-02 Listed $150,000 WNYREIS
• 2019-12-02 Listing Removed — WNYREIS
• 2019-11-12 Price Changed $159,900 WNYREIS
• 2019-11-05 Price Changed $164,900 WNYREIS
• 2019-10-21 Listed $169,900 WNYREIS

Property tax history

+17.5%/yr

Latest (2025): $712 · +0.0% YoY. Source: county tax records.