141 Sidway St · Buffalo, NY 14210

$290,000

3 bd · 1.5 ba · 1,283 sqft · SingleFamily public records · 209 Days on market

Built 1993 6,365 sqft lot $226/sqft · 140% above area

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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 +12.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Discover this beautifully maintained home in Buffalo’s historic First Ward community. This spacious property offers three generous bedrooms, 1.5 baths, and a full basement with glass block windows. Enjoy a bright, open eat-in kitchen featuring a patio door that leads to one of the largest yards in the neighborhood. Step outside to a large stamped concrete patio, perfect for gatherings, entertaining, or relaxing outdoors. The expansive yard also includes a durable aluminum storage shed for tools and equipment. A wonderful opportunity to own a comfortable home with exceptional outdoor space in a growing and vibrant community!

Key facts

• Open eat-in kitchen
• Expansive yard
• 6,365 sq ft lot

Tags

• HISTORIC FIRST WARD COMMUNITY
• OPEN EAT-IN KITCHEN
• LARGE STAMPED CONCRETE PATIO
• EXPANSIVE YARD
• DURABLE ALUMINUM STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-20 ($-241/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (26.9% below list).
• Recommended offer: $212k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: Rents rising fast (+12.7%/yr); 94 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,121/mo this rent would consume 47% of the median local household income ($54k/yr) (locally 959% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $81k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask is 152532% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,112 (26.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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: 0.73% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 11.4

CMA / ARV

• ARV (median comp): $120,933
• List price: $290,000
• Delta: 139.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Oconnell Ave	0.21mi	3/1.5	1,232 (-4%)	16mo	$245,000	$199	70
541 Perry St	0.20mi	3/1.0	1,367 (+6%)	15mo	$72,500	$53	65
136 Tennessee St	0.33mi	3/1.0	1,196 (-7%)	10mo	$75,000	$63	62
165 Smith St	0.57mi	3/1.0	1,391 (+8%)	13mo	$90,000	$65	46
310 Smith St	0.60mi	4/1.0 (+1)	1,441 (+12%)	8mo	$70,000	$49	38
404 Seneca St	0.64mi	3/1.5	1,461 (+14%)	17mo	$245,000	$168	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.07×
• Total profit: $167,713
• Equity at exit: $261,255

10-year hold

• IRR: 23.6%
• Equity multiple: 7.43×
• Total profit: $522,351
• Equity at exit: $563,406

Cash invested: $81,200 (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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-20

Break-even live

Break-even rent $2,147

Max offer price $286,446

Occupancy floor 96%

Sensitivity live

Price	-10% $144	-5% $62	+0% $-20	+5% $-102	+10% $-184
Rent	-10% $-188	-5% $-104	+0% $-20	+5% $64	+10% $147
Rate	-1.0pp $126	-0.5pp $54	base $-20	+0.5pp $-95	+1.0pp $-172

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Louisiana St Buffalo, NY	1.0–3.0	1.0–2.0	1164	$2,653	$2.28	3d	7	0.45mi
901 S Park Ave Unit Lower Buffalo, NY	4.0	1.0	1729	$1,600	$0.93	25d	1	0.50mi
230 Scott St Buffalo, NY	1.0–2.0	1.0–2.0	1285	$2,325	$1.81	3d	4	0.64mi
140 Seymour St Buffalo, NY	2.0	1.0	1300	$1,800	$1.38	25d	1	0.70mi
140 Seymour St Unit First Floor Buffalo, NY	2.0	1.0	1300	$1,800	$1.38	5d	1	0.70mi
149 Swan St #404 Buffalo, NY	2.0	2.0	1237	$2,100	$1.70	25d	1	0.99mi
149 Swan St #404 Buffalo, NY	2.0	2.0	1237	$2,050	$1.66	13d	1	0.99mi
237 Main St Buffalo, NY	1.0–3.0	1.5–2.5	1608	$4,035	$2.51	3d	9	1.21mi
298 Main St Buffalo, NY	2.0	2.0	1768	$3,400	$1.92	4d	1	1.27mi
130 Pearl St #304 Buffalo, NY	2.0	1.0	1010	$2,475	$2.45	25d	1	1.34mi
465 Washington St Buffalo, NY	1.0–2.0	1.0–2.0	1388	$2,285	$1.65	4d	5	1.39mi
47 Lester St Unit Main Floor Buffalo, NY	3.0	1.0	900	$1,000	$1.11	45d	1	1.46mi

Listing history 18 events

1. 2026-06-21
   days on market $290,000 Active 209 DOM
2. 2026-06-18
   days on market $290,000 Active 206 DOM
3. 2026-06-17
   days on market $290,000 Active 205 DOM
4. 2026-06-16
   days on market $290,000 Active 204 DOM
5. 2026-06-15
   days on market $290,000 Active 203 DOM
6. 2026-06-13
   days on market $290,000 Active 201 DOM
7. 2026-06-13
   days on market $290,000 Active 200 DOM
8. 2026-06-10
   days on market $290,000 Active 198 DOM
9. 2026-06-09
   days on market $290,000 Active 197 DOM
10. 2026-06-08
    days on market $290,000 Active 196 DOM
11. 2026-06-07
    days on market $290,000 Active 195 DOM
12. 2026-06-03
    days on market $290,000 Active 191 DOM
13. 2026-06-02
    days on market $290,000 Active 190 DOM
14. 2026-06-01
    days on market $290,000 Active 189 DOM
15. 2026-05-31
    days on market $290,000 Active 188 DOM
16. 2025-11-24
    price $290,000 637-char remark

    Show marketing remark (637 chars)

    Discover this beautifully maintained home in Buffalo’s historic First Ward community. This spacious property offers three generous bedrooms, 1.5 baths, and a full basement with glass block windows. Enjoy a bright, open eat-in kitchen featuring a patio door that leads to one of the largest yards in the neighborhood. Step outside to a large stamped concrete patio, perfect for gatherings, entertaining, or relaxing outdoors. The expansive yard also includes a durable aluminum storage shed for tools and equipment. A wonderful opportunity to own a comfortable home with exceptional outdoor space in a growing and vibrant community!

17. 2025-11-24
    listed $190 Active 637-char remark

    Show marketing remark (637 chars)

    Discover this beautifully maintained home in Buffalo’s historic First Ward community. This spacious property offers three generous bedrooms, 1.5 baths, and a full basement with glass block windows. Enjoy a bright, open eat-in kitchen featuring a patio door that leads to one of the largest yards in the neighborhood. Step outside to a large stamped concrete patio, perfect for gatherings, entertaining, or relaxing outdoors. The expansive yard also includes a durable aluminum storage shed for tools and equipment. A wonderful opportunity to own a comfortable home with exceptional outdoor space in a growing and vibrant community!

18. 2013-05-22
    listed $72,000

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $2,776 · $231/mo
• Expected delta: +$2,125/yr (+$177/mo · 326.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,453
• − Mortgage interest: −$16,245
• − Property taxes: −$650
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − Depreciation: −$8,436
• Taxable loss: −$5,400
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $1,055/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): 15,563
• Household income: $54,197
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 959.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 21% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Other Indo-European 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: ▲ 52.34%
• Current HPI: 431.7951
• Rent YoY: ▲ 12.67%
• 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

+302.8% since first listed

3 events — show timeline

• 2025-11-24 Price Changed $290,000 WNYREIS
• 2025-11-24 Listed $190 WNYREIS
• 2013-05-22 Listed $72,000 WNYREIS

Property tax history

+9.6%/yr

Latest (2025): $650 · +0.0% YoY. Source: county tax records.