171 Roesch Ave · Buffalo, NY 14207

$159,900

4 bd · 2.0 ba · 1,357 sqft · SingleFamily public records · 104 Days on market

Built 1927 3,242 sqft lot $118/sqft · 24% below area Est $212k · 24% under

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Why this score? — see what drove the B 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.2/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 171 Roesch Ave in the City of Buffalo! This single-family home offers a great opportunity for both owner-occupants and investors alike. The property features 4 bedrooms and 2 full bathrooms with a mix of hardwood and vinyl flooring throughout. Exterior features include vinyl siding and a driveway for convenient off-street parking. The home also offers a full basement and solid mechanics. Currently rented for $1,470 per month, providing immediate rental income for investors. Conveniently located near public transportation, shopping, and other local amenities. A great opportunity to add to your portfolio or make it your future home.

Key facts

• Solid mechanics
• Full basement
• Vinyl siding

Tags

• VINYL SIDING
• OFF-STREET PARKING
• FULL BASEMENT
• SOLID MECHANICS
• PUBLIC TRANSPORTATION
• LOCAL AMENITIES

🏷️ Possibly a rental listed for sale. The $159,900 price doesn't fit this home's estimated sale value (~$211,627) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 8.0% in Buffalo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+8.2%/yr); 197 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $1,797/mo this rent would consume 54% of the median local household income ($40k/yr) (locally 2177% 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $160k implies a 661% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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: 1.12% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.75%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (median comp): $211,627
• List price: $159,900
• Delta: -24.44%
• 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
107 Ullman St	0.09mi	4/2.0	1,258 (-7%)	3mo	$118,000	$94	81
186 Crowley Ave	0.37mi	4/2.0	1,333 (-2%)	2mo	$215,000	$161	78
280 Esser Ave	0.13mi	3/1.0 (-1)	1,283 (-6%)	3mo	$175,000	$136	73
136 Crowley Ave	0.39mi	4/1.0	1,394 (+3%)	2mo	$100,000	$72	72
88 Huetter Ave Ave	0.36mi	3/1.5 (-1)	1,317 (-3%)	1mo	$250,000	$190	71
50 Philadelphia St	0.27mi	3/1.5 (-1)	1,276 (-6%)	1mo	$155,000	$121	70
38 Wyandotte Ave	0.14mi	4/1.0	1,200 (-12%)	2mo	$150,000	$125	69
62 Chadduck Ave	0.29mi	3/1.0 (-1)	1,240 (-9%)	2mo	$155,000	$125	61
136 Newfield St	0.29mi	3/1.5 (-1)	1,198 (-12%)	2mo	$167,000	$139	58
82 Beatrice Ave	0.22mi	3/1.0 (-1)	1,166 (-14%)	2mo	$165,000	$142	56
53 Roswell Ave	0.43mi	3/1.5 (-1)	1,554 (+14%)	0mo	$140,000	$90	48
38 Heward Ave	0.69mi	3/1.5 (-1)	1,474 (+9%)	1mo	$256,000	$174	46

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.31×
• Total profit: $13,819
• Equity at exit: $23,842

10-year hold

• IRR: 20.4%
• Equity multiple: 3.10×
• Total profit: $93,980
• 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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 197
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$839
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $476

Break-even live

Break-even rent $1,194

Max offer price $159,900

Occupancy floor 69%

Sensitivity live

Price	-10% $566	-5% $521	+0% $476	+5% $431	+10% $385
Rent	-10% $334	-5% $405	+0% $476	+5% $547	+10% $618
Rate	-1.0pp $556	-0.5pp $517	base $476	+0.5pp $434	+1.0pp $392

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	24d	1	0.26mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	2d	1	0.43mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	24d	1	0.83mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	22d	1	0.84mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	0.97mi
172 Tremont Ave Kenmore, NY	3.0	1.5	1569	$2,500	$1.59	11d	1	1.43mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	24d	1	1.43mi

Listing history 19 events

1. 2026-06-18
   days on market $159,900 Active 104 DOM
2. 2026-06-17
   days on market $159,900 Active 103 DOM
3. 2026-06-16
   days on market $159,900 Active 102 DOM
4. 2026-06-15
   days on market $159,900 Active 101 DOM
5. 2026-06-13
   days on market $159,900 Active 99 DOM
6. 2026-06-13
   days on market $159,900 Active 98 DOM
7. 2026-06-10
   days on market $159,900 Active 96 DOM
8. 2026-06-09
   days on market $159,900 Active 95 DOM
9. 2026-06-08
   days on market $159,900 Active 94 DOM
10. 2026-06-07
    pricedays on market $159,900 Active 93 DOM
11. 2026-06-03
    days on market $179,400 Active 89 DOM
12. 2026-06-02
    days on market $179,400 Active 88 DOM
13. 2026-06-01
    days on market $179,400 Active 87 DOM
14. 2026-05-31
    days on market $179,400 Active 86 DOM
15. 2026-04-16
    price $179,400 649-char remark

    Show marketing remark (649 chars)

    Welcome to 171 Roesch Ave in the City of Buffalo! This single-family home offers a great opportunity for both owner-occupants and investors alike. The property features 4 bedrooms and 2 full bathrooms with a mix of hardwood and vinyl flooring throughout. Exterior features include vinyl siding and a driveway for convenient off-street parking. The home also offers a full basement and solid mechanics. Currently rented for $1,470 per month, providing immediate rental income for investors. Conveniently located near public transportation, shopping, and other local amenities. A great opportunity to add to your portfolio or make it your future home.

16. 2026-03-06
    listed $179,900 Active 649-char remark

    Show marketing remark (649 chars)

    Welcome to 171 Roesch Ave in the City of Buffalo! This single-family home offers a great opportunity for both owner-occupants and investors alike. The property features 4 bedrooms and 2 full bathrooms with a mix of hardwood and vinyl flooring throughout. Exterior features include vinyl siding and a driveway for convenient off-street parking. The home also offers a full basement and solid mechanics. Currently rented for $1,470 per month, providing immediate rental income for investors. Conveniently located near public transportation, shopping, and other local amenities. A great opportunity to add to your portfolio or make it your future home.

17. 2014-12-17
    soldstatus $21,000 130-char remark

    Show marketing remark (130 chars)

    Here's a great opportunity to add to your portfolio a 4 bedroom, 2 full bath home in Riverside. Come take a look before it's gone!

18. 2014-11-01
    listed $20,800 130-char remark

    Show marketing remark (130 chars)

    Here's a great opportunity to add to your portfolio a 4 bedroom, 2 full bath home in Riverside. Come take a look before it's gone!

19. 2004-12-21
    soldstatus $34,000

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $1,581 · $132/mo
• Expected delta: +$1,121/yr (+$93/mo · 244.0%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,559
• − Mortgage interest: −$8,957
• − Property taxes: −$460
• − Insurance: −$800
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$4,652
• Taxable income: $3,242
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $4,932/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): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

+427.6% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $179,400 WNYREIS
• 2026-03-06 Listed $179,900 WNYREIS
• 2014-12-17 Sold (MLS) $21,000 WNYREIS
• 2014-11-01 Listed $20,800 WNYREIS
• 2004-12-21 Sold (Public Records) $34,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $460 · +0.0% YoY. Source: county tax records.