333 Crowley Ave · Buffalo, NY 14207

$139,900

4 bd · 1.0 ba · 1,081 sqft · SingleFamily public records · 66 Days on market

Built 1920 3,000 sqft lot $129/sqft · 34% below area Est $211k · 34% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.5/10.0
• 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

Spacious 4-bedroom, 1 full bath home located at 333 Crowley Avenue in the heart of Buffalo’s Riverside neighborhood. Features include a combined living and dining room with vinyl and some hardwood flooring, solid mechanical systems, and a detached garage. This property offers a perfect opportunity for owner-occupants or investors, currently rented for immediate income. Conveniently situated near public transportation, shopping, and local amenities, making it an ideal location for comfortable living or investment potential. Don’t miss this chance to own a versatile home in a vibrant community!

Key facts

• Shopping
• Local amenities
• Versatile home

Tags

• SOLID MECHANICAL SYSTEMS
• DETACHED GARAGE
• PUBLIC TRANSPORTATION
• SHOPPING
• LOCAL AMENITIES
• VERSATILE HOME

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $132k (6.0% 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 rising fast (+8.2%/yr); 197 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 44% of the median local income ($40k/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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $13k (9%) 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 $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.05% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.42%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (median comp): $211,387
• List price: $139,900
• Delta: -33.82%
• 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
56 Gallatin Ave	0.18mi	3/1.5 (-1)	1,052 (-3%)	2mo	$178,000	$169	79
19 Royal Ave	0.49mi	4/1.0	1,021 (-6%)	2mo	$159,547	$156	66
268 Riverside Ave	0.09mi	3/1.0 (-1)	936 (-13%)	5mo	$150,000	$160	64
36 Layer Ave	0.53mi	3/1.0 (-1)	1,040 (-4%)	0mo	$185,000	$178	64
82 Beatrice Ave	0.41mi	3/1.0 (-1)	1,166 (+8%)	2mo	$165,000	$142	61
63 Briggs Ave	0.42mi	3/1.0 (-1)	974 (-10%)	0mo	$180,000	$185	58
221 Newfield St	0.66mi	4/1.5	1,127 (+4%)	4mo	$75,000	$67	57
62 Chadduck Ave	0.31mi	3/1.0 (-1)	1,240 (+15%)	2mo	$155,000	$125	54
38 Wyandotte Ave	0.57mi	4/1.0	1,200 (+11%)	2mo	$150,000	$125	54
5 Ruhl Ave	0.51mi	3/1.0 (-1)	964 (-11%)	0mo	$234,100	$243	53
136 Newfield St	0.53mi	3/1.5 (-1)	1,198 (+11%)	2mo	$167,000	$139	49
195 Hertel Ave	0.62mi	3/1.0 (-1)	1,236 (+14%)	1mo	$110,000	$89	41

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: 4.2%
• Equity multiple: 1.17×
• Total profit: $6,670
• Equity at exit: $20,860

10-year hold

• IRR: 17.5%
• Equity multiple: 2.75×
• Total profit: $68,692
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$734
• Tax from tax record: −$27 /mo · $319/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $340

Break-even live

Break-even rent $1,036

Max offer price $139,900

Occupancy floor 72%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.25mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	3d	1	0.37mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	24d	1	0.42mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	0.61mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	24d	1	0.72mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	2d	1	0.82mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	24d	1	0.93mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	24d	1	1.00mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	24d	1	1.37mi
2522 Delaware Ave Buffalo, NY	3.0	1.0	1150	$1,625	$1.41	2d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $139,900 Active 66 DOM
2. 2026-06-17
   days on market $139,900 Active 65 DOM
3. 2026-06-16
   days on market $139,900 Active 64 DOM
4. 2026-06-15
   days on market $139,900 Active 63 DOM
5. 2026-06-13
   days on market $139,900 Active 61 DOM
6. 2026-06-13
   days on market $139,900 Active 60 DOM
7. 2026-06-10
   days on market $139,900 Active 58 DOM
8. 2026-06-09
   days on market $139,900 Active 57 DOM
9. 2026-06-08
   days on market $139,900 Active 56 DOM
10. 2026-06-07
    pricedays on market $139,900 Active 55 DOM
11. 2026-06-03
    days on market $153,000 Active 51 DOM
12. 2026-06-02
    days on market $153,000 Active 50 DOM
13. 2026-06-01
    days on market $153,000 Active 49 DOM
14. 2026-05-31
    days on market $153,000 Active 48 DOM
15. 2026-04-13
    listed $153,000 Active 611-char remark

    Show marketing remark (611 chars)

    Spacious 4-bedroom, 1 full bath home located at 333 Crowley Avenue in the heart of Buffalo’s Riverside neighborhood. Features include a combined living and dining room with vinyl and some hardwood flooring, solid mechanical systems, and a detached garage. This property offers a perfect opportunity for owner-occupants or investors, currently rented for immediate income. Conveniently situated near public transportation, shopping, and local amenities, making it an ideal location for comfortable living or investment potential. Don’t miss this chance to own a versatile home in a vibrant community!

16. 2025-03-12
    historical $1,300
17. 2025-02-22
    listed $1,300
18. 2025-02-22
    historical $1,300
19. 2025-02-22
    listed $1,300

ⓘ 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: $319 · $27/mo
• Projected year-2 tax: $1,342 · $112/mo
• Expected delta: +$1,022/yr (+$85/mo · 320.0%)

ⓘ 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: $17,599
• − Mortgage interest: −$7,837
• − Property taxes: −$319
• − Insurance: −$700
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$4,070
• Taxable income: $1,858
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $3,635/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

+11669.2% since first listed

5 events — show timeline

• 2026-04-13 Listed $153,000 WNYREIS
• 2025-03-12 Rental Removed $1,300 PROPERTYWARE
• 2025-02-22 Listed for Rent $1,300 PROPERTYWARE
• 2025-02-22 Rental Removed $1,300 SHOWMOJO
• 2025-02-22 Listed for Rent $1,300 SHOWMOJO

Property tax history

+3.1%/yr

Latest (2025): $319 · +0.0% YoY. Source: county tax records.