53 Hazelwood Ave · Buffalo, NY 14215

$169,900

4 bd · 2.0 ba · 1,386 sqft · Townhouse public records · 21 Days on market

Built 1928 3,200 sqft lot Est $147k · 16% over

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Why this score? — see what drove the F 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 +13.8/30.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2/2 double with off street parking and lovely front porch.   2 bedroom 1st floor unit features a large living room, formal dining room, kitchen, full bath with jacuzzi tub/shower & 2 good sized bedrooms.   2nd floor unit features large living room, eat-in kitchen, full bath with tub/shower, 1 large bedroom & 1 good sized bedroom.   Full basement with solid mechanicals & loads of storage.   Exterior features low maintenance siding, full tear off roof  '16 & partially fenced yard.

Key facts

• Functional kitchen
• Formal dining room
• Off-street parking

Tags

• WELCOMING FRONT PORCH
• OFF-STREET PARKING
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• FUNCTIONAL KITCHEN
• FULL BATH WITH JETTED TUB

Property features AI

Finance

• Other: Two total units; Each unit includes living room and formal dining room; Each unit has 2 bedrooms and 1 full bathroom; Two separate gas meters and two separate electric meters
• Financial info: Owner pays water; Operating expenses include water/sewer

Exterior

• Parking: Concrete parking
• Utilities: Public water connected; Sewer connected; Circuit breaker electric service
• Home design: Two-story multi-unit property; Resale condition
• Construction: Composite siding; Asphalt roof; Block foundation; PEX plumbing
• Exterior features: Rectangular residential lot; Near public transit; City street frontage

Interior

• Kitchen: Gas water heater
• Bedrooms: Two-bedroom units (each unit)
• Flooring: Tile; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms total (one full bath per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Accessible doors; Full basement
• Laundry & utility: Separate gas meters for each unit; Separate electric meters for each unit

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $16 ($190/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 $151k (11.3% below list).
• Recommended offer: $151k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 8.0% in Buffalo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 237 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 40% of the median local income ($45k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $92k; list at $170k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,627 (11.3% below list)

Questions for the listing agent

1. Built in 1928 — 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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $146,916
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Hazelwood Ave	0.00mi	4/2.0	1,386 (0%)	22mo	$92,000	$66	82
73 Courtland Ave	0.09mi	4/2.0	1,516 (+9%)	15mo	$160,000	$106	68
5 Olcott Pl	0.49mi	3/2.0 (-1)	1,388 (+0%)	14mo	$160,585	$116	60
76 Schreck Ave	0.59mi	5/2.0 (+1)	1,320 (-5%)	13mo	$120,000	$91	49

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: -18.3%
• Equity multiple: 0.37×
• Total profit: $-29,952
• Equity at exit: $25,333

10-year hold

• IRR: -16.0%
• Equity multiple: 0.20×
• Total profit: $-38,208
• Equity at exit: $14,690

Cash invested: $47,572 (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 14215

• Home prices YoY: -30.0%
• Rents YoY: 0.7%
• Active inventory: 237
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $16

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 94%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	43d	1	0.41mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	1d	1	0.45mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	43d	1	0.61mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	23d	1	0.78mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	0.78mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	43d	1	1.00mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	1d	1	1.05mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	19d	1	1.10mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	11d	1	1.12mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	1d	1	1.13mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	16d	1	1.19mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	10d	1	1.40mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	43d	1	1.46mi

Listing history 28 events

1. 2026-06-09
   status $169,900 Pending 21 DOM
2. 2026-06-08
   days on market $169,900 Active 21 DOM
3. 2026-06-07
   days on market $169,900 Active 20 DOM
4. 2026-06-03
   days on market $169,900 Active 16 DOM
5. 2026-06-02
   days on market $169,900 Active 15 DOM
6. 2026-06-01
   days on market $169,900 Active 14 DOM
7. 2026-05-31
   days on market $169,900 Active 13 DOM
8. 2026-05-18
   listed $169,900 Active
9. 2024-09-05
   soldstatus $92,000 Closed 542-char remark

   Show marketing remark (542 chars)

   2/2 double with off street parking and lovely front porch.   2 bedroom 1st floor unit features a large living room, formal dining room, kitchen, full bath with jacuzzi tub/shower & 2 good sized bedrooms.   2nd floor unit features large living room, eat-in kitchen, full bath with tub/shower, 1 large bedroom & 1 good sized bedroom.   Full basement with solid mechanicals & loads of storage.   Exterior features low maintenance siding, full tear off roof  '16 & partially fenced yard.

10. 2024-09-05
    soldstatus $92,000

    Show marketing remark (542 chars)

    2/2 double with off street parking and lovely front porch.   2 bedroom 1st floor unit features a large living room, formal dining room, kitchen, full bath with jacuzzi tub/shower & 2 good sized bedrooms.   2nd floor unit features large living room, eat-in kitchen, full bath with tub/shower, 1 large bedroom & 1 good sized bedroom.   Full basement with solid mechanicals & loads of storage.   Exterior features low maintenance siding, full tear off roof  '16 & partially fenced yard.

11. 2024-06-28
    status Pending 542-char remark

    Show marketing remark (542 chars)

    2/2 double with off street parking and lovely front porch.   2 bedroom 1st floor unit features a large living room, formal dining room, kitchen, full bath with jacuzzi tub/shower & 2 good sized bedrooms.   2nd floor unit features large living room, eat-in kitchen, full bath with tub/shower, 1 large bedroom & 1 good sized bedroom.   Full basement with solid mechanicals & loads of storage.   Exterior features low maintenance siding, full tear off roof  '16 & partially fenced yard.

12. 2024-05-30
    listed $99,900 Active 542-char remark

    Show marketing remark (542 chars)

    2/2 double with off street parking and lovely front porch.   2 bedroom 1st floor unit features a large living room, formal dining room, kitchen, full bath with jacuzzi tub/shower & 2 good sized bedrooms.   2nd floor unit features large living room, eat-in kitchen, full bath with tub/shower, 1 large bedroom & 1 good sized bedroom.   Full basement with solid mechanicals & loads of storage.   Exterior features low maintenance siding, full tear off roof  '16 & partially fenced yard.

13. 2023-09-20
    historical
14. 2023-07-11
    price $109,900
15. 2023-05-15
    price $116,800
16. 2023-04-14
    price $129,000
17. 2023-01-28
    listed $145,000 Active
18. 2022-11-23
    historical
19. 2022-09-16
    price $111,000
20. 2022-08-24
    price $119,000
21. 2022-08-03
    price $128,900
22. 2022-07-13
    price $139,900
23. 2022-06-30
    price $169,000
24. 2022-06-07
    listed $186,000 Active
25. 2014-09-11
    soldstatus $17,000
26. 2014-07-07
    listed $18,000
27. 1995-10-16
    soldstatus $53,000
28. 1994-12-09
    soldstatus $28,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% 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: $18,075
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$4,943
• Taxable loss: −$2,674
• Est. tax savings @ 24.0%: +$642
• After-tax cash flow: $832/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

+506.8% since first listed

21 events — show timeline

• 2026-05-18 Listed $169,900 WNYREIS
• 2024-09-05 Sold (Public Records) $92,000 Public Records
• 2024-09-05 Sold (MLS) $92,000 WNYREIS
• 2024-06-28 Pending — WNYREIS
• 2024-05-30 Listed $99,900 WNYREIS
• 2023-09-20 Listing Removed — WNYREIS
• 2023-07-11 Price Changed $109,900 WNYREIS
• 2023-05-15 Price Changed $116,800 WNYREIS
• 2023-04-14 Price Changed $129,000 WNYREIS
• 2023-01-28 Listed $145,000 WNYREIS
• 2022-11-23 Listing Removed — UNYREIS
• 2022-09-16 Price Changed $111,000 UNYREIS
• 2022-08-24 Price Changed $119,000 UNYREIS
• 2022-08-03 Price Changed $128,900 UNYREIS
• 2022-07-13 Price Changed $139,900 UNYREIS
• 2022-06-30 Price Changed $169,000 UNYREIS
• 2022-06-07 Listed $186,000 UNYREIS
• 2014-09-11 Sold (MLS) $17,000 WNYREIS
• 2014-07-07 Listed $18,000 WNYREIS
• 1995-10-16 Sold (Public Records) $53,000 Public Records
• 1994-12-09 Sold (Public Records) $28,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $202 · +0.0% YoY. Source: county tax records.