255 Wyoming St · Buffalo, NY 14215

$129,000

3 bd · 1.0 ba · 1,138 sqft · SingleFamily public records · 38 Days on market

Built 1925 3,540 sqft lot $113/sqft · 25% below area Est $171k · 25% 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Wyoming has some new things waiting for you! Roof is about 6 months, with newer lighting, new hot water tank less than a year old. Walk through the front door to a spacious living room that opens to the dining room with newer chandelier, and the dining room opens to the kitchen with a breakfast bar. Plenty of space in the kitchen for eat in. Two bedrooms are located on the first floor and bath. Second floor has a third bedroom with 2 additional spaces that could be turned into another bedroom and an open space area. Full basement with circuit breakers, washer dryer hook ups. There is no garage or driveway. Spacious yard. Rent could be higher. Currently rented to tenant who wish to stay. Sho

Key facts

• Open dining space
• Massive chandelier
• Newer counter space

Tags

• SPACIOUS LIVING ROOM
• OPEN DINING SPACE
• MASSIVE CHANDELIER
• BREAKFAST BAR
• NEWER COUNTER SPACE
• NEWER FRONT ENTRY DOOR

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Electricity available; Public water connected; Sewer connected
• Home design: Two-story home; Existing/resale property
• Construction: Vinyl siding; PEX plumbing; Block foundation
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 30 x 118

Interior

• Kitchen: Eat-in kitchen; Breakfast bar; Appliances include gas water heater (see remarks)
• Bedrooms: Two main-level bedrooms; Additional bedrooms on first and second levels (total 3 bedrooms listed)
• Flooring: Hardwood flooring; Varies by room
• Bathrooms: One full bathroom (located on the main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast bar; Ceiling fan(s); Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement

🏷️ Possibly a rental listed for sale. The $129,000 price doesn't fit this home's estimated sale value (~$171,210) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.

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; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 36% 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 $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 5 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $171,210
• List price: $129,000
• Delta: -24.65%
• 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
102 Carl St	0.37mi	3/1.0	1,158 (+2%)	2mo	$124,900	$108	78
231 Stevens Ave	0.11mi	4/2.0 (+1)	1,268 (+11%)	1mo	$200,000	$158	66
48 Dorris Ave	0.48mi	4/1.0 (+1)	1,160 (+2%)	6mo	$35,000	$30	64
68 Wecker St	0.44mi	4/2.0 (+1)	1,148 (+1%)	6mo	$180,000	$157	64
36 Olympic Ave	0.35mi	4/1.0 (+1)	1,048 (-8%)	3mo	$112,000	$107	63
160 Zenner St	0.53mi	3/1.0	1,072 (-6%)	4mo	$90,000	$84	62
28 Alma Ave	0.50mi	3/1.0	1,210 (+6%)	6mo	$77,000	$64	61
230 Dutton Ave	0.48mi	3/1.0	1,024 (-10%)	4mo	$66,500	$65	58
226 Olympic Ave	0.54mi	3/2.0	1,223 (+8%)	6mo	$195,000	$159	54
105 Dorris Ave	0.56mi	4/1.0 (+1)	1,206 (+6%)	7mo	$115,000	$95	53
59 Dorris Ave	0.49mi	3/1.0	1,278 (+12%)	9mo	$190,000	$149	49
281 Roslyn Ave Ave	0.71mi	3/1.0	1,039 (-9%)	8mo	$170,000	$164	45

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-13,370
• Equity at exit: $19,234

10-year hold

• IRR: -4.7%
• Equity multiple: 0.72×
• Total profit: $-9,949
• Equity at exit: $11,154

Cash invested: $36,120 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $166

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 83%

Sensitivity live

Price	-10% $255	-5% $211	+0% $166	+5% $122	+10% $77
Rent	-10% $60	-5% $113	+0% $166	+5% $219	+10% $272
Rate	-1.0pp $231	-0.5pp $199	base $166	+0.5pp $133	+1.0pp $99

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Sussex St Unit 2 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	45d	1	0.38mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	45d	1	0.53mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	45d	1	0.64mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	45d	1	0.79mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	45d	1	0.79mi
160 Courtland Ave Buffalo, NY	2.0	1.0	810	$1,025	$1.27	15d	1	0.88mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	45d	1	0.89mi
56 Hagen St #2 Buffalo, NY	2.0	1.0	850	$950	$1.12	45d	1	0.89mi
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	15d	1	0.92mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	4d	1	1.04mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	25d	1	1.04mi
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	4d	1	1.13mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	15d	1	1.15mi
190 Manhattan Ave Buffalo, NY	2.0	1.0	724	$1,200	$1.66	45d	1	1.15mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	45d	1	1.16mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	3d	1	1.27mi
104 Butler Ave Buffalo, NY	3.0	1.0	1000	$1,400	$1.40	45d	1	1.29mi
2532 Main St Apt 7 Buffalo, NY	2.0	1.0	850	$1,300	$1.53	45d	1	1.40mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	4d	1	1.47mi
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	18d	1	1.49mi
76 Vernon Pl Unit Upper Buffalo, NY	3.0	1.0	1190	$1,595	$1.34	15d	1	1.49mi
76 Vernon Pl Unit Lower Buffalo, NY	3.0	1.0	1190	$1,445	$1.21	15d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $129,000 Active 38 DOM
2. 2026-06-18
   days on market $129,000 Active 35 DOM
3. 2026-06-17
   days on market $129,000 Active 34 DOM
4. 2026-06-16
   days on market $129,000 Active 33 DOM
5. 2026-06-15
   days on market $129,000 Active 32 DOM
6. 2026-06-13
   days on market $129,000 Active 30 DOM
7. 2026-06-13
   days on market $129,000 Active 29 DOM
8. 2026-06-10
   days on market $129,000 Active 27 DOM
9. 2026-06-09
   days on market $129,000 Active 26 DOM
10. 2026-06-08
    days on market $129,000 Active 25 DOM
11. 2026-06-07
    days on market $129,000 Active 24 DOM
12. 2026-06-03
    days on market $129,000 Active 20 DOM
13. 2026-06-02
    days on market $129,000 Active 19 DOM
14. 2026-06-01
    days on market $129,000 Active 18 DOM
15. 2026-05-31
    days on market $129,000 Active 17 DOM
16. 2026-05-14
    listed $129,000 Active 792-char remark
17. 2025-10-24
    historical
18. 2025-08-04
    listed $119,900 Active
19. 2023-09-11
    historical
20. 2023-08-08
    price $109,900
21. 2023-07-13
    listed $119,900 Active
22. 2019-12-12
    historical
23. 2019-10-17
    historical
24. 2019-10-17
    listed $59,900 Active
25. 2019-09-12
    listed $59,900 Active

ⓘ 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 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: $16,065
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$3,753
• Taxable loss: −$64
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $2,009/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

+115.4% since first listed

10 events — show timeline

• 2026-05-14 Listed $129,000 WNYREIS
• 2025-10-24 Listing Removed — WNYREIS
• 2025-08-04 Listed $119,900 WNYREIS
• 2023-09-11 Listing Removed — WNYREIS
• 2023-08-08 Price Changed $109,900 WNYREIS
• 2023-07-13 Listed $119,900 WNYREIS
• 2019-12-12 Listing Removed — WNYREIS
• 2019-10-17 Listed $59,900 WNYREIS
• 2019-10-17 Listing Removed — WNYREIS
• 2019-09-12 Listed $59,900 WNYREIS

Property tax history

+11.6%/yr

Latest (2025): $218 · +14.4% YoY. Source: county tax records.