42 Garvey Ave · Buffalo, NY 14220

$159,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 10 Days on market

Built 1956 4,791 sqft lot $136/sqft · 29% below area Est $226k · 29% 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Rent growth +4.4/5.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VRP pricing. Seller will consider offers between $50,000 and $70,000. This home has been copletely renovated from top to bottom! Updates since 2006: tear-off roof, furnace/CAC, vinyl siding, HWT & glass block in bsmnt. 1st floor features oak doors/trim, nice sized BR/office (could be Dining Rm), a very large fully renovated bath and completely remodeled kitchen with breakfast bar, 2nd floor has 2 large bedrooms with plenty of closet space. Fully fenced backyard features a very large storage shed. * * Seller will consider contributing to the cost of constructing a garage, if requested by seller

Key facts

• Central ac
• 1950s build
• Vinyl siding

Tags

• 1950S BUILD
• POURED FOUNDATION
• VINYL SIDING
• FORCED-AIR FURNACE
• CENTRAL AC
• BREAKFAST BAR FOOTPRINT

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story home; Existing (previously built) construction; Poured foundation
• Construction: Composite siding; Vinyl siding
• Exterior features: Concrete driveway; Shed(s) and additional storage; Near public transit; Rectangular residential lot (50 x 100)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Ceramic tile; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal living room; Kitchen island; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $57 ($688/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 $135k (15.4% below list).
• Recommended offer: $135k (15.4% 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.
• Market conditions: Rents rising fast (+7.6%/yr); 136 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $62k; list at $160k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,309 (15.4% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.85% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

• ARV (median comp): $225,920
• List price: $159,900
• Delta: -29.22%
• 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
29 Garvey Ave	0.03mi	3/1.0	1,183 (+1%)	4mo	$225,000	$190	94
120 Pries Ave	0.19mi	3/1.0	1,138 (-3%)	3mo	$220,000	$193	83
39 Crystal Ave	0.20mi	3/1.0	1,248 (+6%)	0mo	$212,000	$170	80
67 Lockwood Ave	0.32mi	3/1.0	1,232 (+5%)	5mo	$232,000	$188	73
104 Pries Ave	0.16mi	3/1.5	1,029 (-12%)	1mo	$193,000	$188	69
53 Richfield Ave	0.50mi	3/2.0	1,152 (-2%)	4mo	$275,000	$239	66
112 Hubbell Ave	0.60mi	3/1.5	1,161 (-1%)	4mo	$205,000	$177	65
105 Sheffield Ave	0.70mi	3/1.0	1,216 (+3%)	0mo	$215,000	$177	62
28 Bloomfield Ave	0.47mi	3/1.5	1,056 (-10%)	3mo	$107,000	$101	57
351 Abbott Rd	0.68mi	3/1.0	1,080 (-8%)	1mo	$175,000	$162	54
88 Marbeth Ct	0.75mi	3/1.0	1,008 (-14%)	3mo	$239,900	$238	38
417 Abbott Rd	0.74mi	3/2.0	1,350 (+15%)	4mo	$223,000	$165	34

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: -9.2%
• Equity multiple: 0.65×
• Total profit: $-15,714
• Equity at exit: $23,842

10-year hold

• IRR: 5.2%
• Equity multiple: 1.46×
• Total profit: $20,589
• Equity at exit: $13,825

Cash invested: $44,772 (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: 136
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$839
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$67
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $57

Break-even live

Break-even rent $1,281

Max offer price $159,900

Occupancy floor 91%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	10d	1	0.39mi
696 Hopkins St Unit 2 Buffalo, NY	2.0	1.0	750	$950	$1.27	43d	1	0.53mi
700 Hopkins St Buffalo, NY	3.0	1.0	1100	$1,225	$1.11	14d	1	0.54mi
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	14d	1	0.65mi
74 Woodside Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$1,510	$1.21	1d	1	0.69mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	1d	1	0.87mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	2d	1	0.99mi
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	14d	1	1.09mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	23d	1	1.09mi
61 Princeton Pl Buffalo, NY	2.0	1.0	820	$1,300	$1.59	2d	1	1.10mi
2111 Seneca St #3 Buffalo, NY	2.0	1.0	937	$1,150	$1.23	43d	1	1.17mi
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	43d	1	1.19mi
40 Vincent Ave Unit 2 Buffalo, NY	2.0	1.0	1075	$875	$0.81	23d	1	1.40mi
47 Lester St Unit Main Floor Buffalo, NY	3.0	1.0	900	$1,000	$1.11	43d	1	1.44mi
23 Indian Orchard Pl Unit Lower Buffalo, NY	3.0	1.0	1200	$1,250	$1.04	43d	1	1.47mi

Listing history 6 events

1. 2026-05-14
   status Pending 1450-char remark
2. 2026-05-04
   listed $159,900 Active 1450-char remark
3. 2011-11-21
   soldstatus $62,000 607-char remark

   Show marketing remark (607 chars)

   VRP pricing. Seller will consider offers between $50,000 and $70,000. This home has been copletely renovated from top to bottom! Updates since 2006: tear-off roof, furnace/CAC, vinyl siding, HWT & glass block in bsmnt. 1st floor features oak doors/trim, nice sized BR/office (could be Dining Rm), a very large fully renovated bath and completely remodeled kitchen with breakfast bar, 2nd floor has 2 large bedrooms with plenty of closet space. Fully fenced backyard features a very large storage shed. * * Seller will consider contributing to the cost of constructing a garage, if requested by seller

4. 2011-11-21
   soldstatus $62,000

   Show marketing remark (607 chars)

   VRP pricing. Seller will consider offers between $50,000 and $70,000. This home has been copletely renovated from top to bottom! Updates since 2006: tear-off roof, furnace/CAC, vinyl siding, HWT & glass block in bsmnt. 1st floor features oak doors/trim, nice sized BR/office (could be Dining Rm), a very large fully renovated bath and completely remodeled kitchen with breakfast bar, 2nd floor has 2 large bedrooms with plenty of closet space. Fully fenced backyard features a very large storage shed. * * Seller will consider contributing to the cost of constructing a garage, if requested by seller

5. 2011-07-01
   listed $70,000 607-char remark

   Show marketing remark (607 chars)

   VRP pricing. Seller will consider offers between $50,000 and $70,000. This home has been copletely renovated from top to bottom! Updates since 2006: tear-off roof, furnace/CAC, vinyl siding, HWT & glass block in bsmnt. 1st floor features oak doors/trim, nice sized BR/office (could be Dining Rm), a very large fully renovated bath and completely remodeled kitchen with breakfast bar, 2nd floor has 2 large bedrooms with plenty of closet space. Fully fenced backyard features a very large storage shed. * * Seller will consider contributing to the cost of constructing a garage, if requested by seller

6. 1993-09-17
   soldstatus $58,500

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $1,657 · $138/mo
• Expected delta: +$1,046/yr (+$87/mo · 171.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% 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: $16,237
• − Mortgage interest: −$8,957
• − Property taxes: −$611
• − Insurance: −$1,466
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$4,652
• Taxable loss: −$2,046
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $1,179/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

+173.3% since first listed

6 events — show timeline

• 2026-05-14 Pending — WNYREIS
• 2026-05-04 Listed $159,900 WNYREIS
• 2011-11-21 Sold (Public Records) $62,000 Public Records
• 2011-11-21 Sold (MLS) $62,000 WNYREIS
• 2011-07-01 Listed $70,000 WNYREIS
• 1993-09-17 Sold (Public Records) $58,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $611 · +17.2% YoY. Source: county tax records.