219 Stevens Ave · Buffalo, NY 14215

$79,900

4 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 28 Days on market

Built 1920 3,000 sqft lot $73/sqft · 45% below area Est $145k · 45% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Welcome to 219 Stevens Avenue, a versatile opportunity ideal for both owner-occupants and investors. This 4-bedroom home features a functional layout with spacious rooms and plenty of potential to customize or improve over time. For owner-occupants, this is a great chance to stop renting and build equity in a home with room to grow. For investors, the property offers strong rental potential in an area with consistent demand and affordable entry pricing making it a solid addition to any portfolio. Conveniently located near major roadways, Erie County Medical Center, schools, and local amenities, the property provides easy access for daily living and commuting. Whether you're looking for your next home or your next investment, this property delivers flexibility, value, and opportunity in one package.

Key facts

• 3,000 sq ft lot
• Built 1920
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 8.0% in Buffalo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 39% 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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $80k implies a 344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
5. 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.
6. 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: 1.85% ✓
• Cap rate: 16.81%
• Cash-on-cash: 37.55%
• DSCR: 2.67
• GRM: 4.5

CMA / ARV

• ARV (median comp): $145,166
• List price: $79,900
• Delta: -44.96%
• 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	0.25mi	3/1.0 (-1)	1,158 (+6%)	2mo	$124,900	$108	71
36 Olympic Ave	0.47mi	4/1.0	1,048 (-4%)	3mo	$112,000	$107	70
230 Dutton Ave	0.39mi	3/1.0 (-1)	1,024 (-6%)	4mo	$66,500	$65	64
160 Zenner St	0.54mi	3/1.0 (-1)	1,072 (-2%)	4mo	$90,000	$84	64
68 Wecker St	0.53mi	4/2.0	1,148 (+6%)	6mo	$180,000	$157	58
48 Dorris Ave	0.61mi	4/1.0	1,160 (+7%)	6mo	$35,000	$30	56
105 Dorris Ave	0.68mi	4/1.0	1,206 (+11%)	7mo	$115,000	$95	45
67 Montana Ave	0.63mi	3/1.0 (-1)	1,182 (+9%)	9mo	$68,000	$58	44
145 Kilhoffer St	0.55mi	5/2.0 (+1)	1,221 (+12%)	2mo	$135,000	$111	43
28 Alma Ave	0.62mi	3/1.0 (-1)	1,210 (+11%)	6mo	$77,000	$64	42
40 Decker St	0.73mi	4/1.5	1,190 (+9%)	9mo	$165,000	$139	41
226 Olympic Ave	0.66mi	3/2.0 (-1)	1,223 (+12%)	6mo	$195,000	$159	35

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: 31.0%
• Equity multiple: 2.26×
• Total profit: $28,224
• Equity at exit: $11,913

10-year hold

• IRR: 36.9%
• Equity multiple: 4.07×
• Total profit: $68,605
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$419
• Tax from tax record: −$16 /mo · $191/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $700

Break-even live

Break-even rent $593

Max offer price $79,900

Occupancy floor 48%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	43d	1	0.65mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	43d	1	0.77mi
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	14d	1	0.79mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	0.97mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	23d	1	0.97mi
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	3d	1	1.06mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	14d	1	1.06mi
104 Butler Ave Buffalo, NY	3.0	1.0	1000	$1,400	$1.40	43d	1	1.20mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	43d	1	1.30mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	1d	1	1.41mi

Listing history 11 events

1. 2026-05-13
   status Pending 809-char remark

   Show marketing remark (809 chars)

   Welcome to 219 Stevens Avenue, a versatile opportunity ideal for both owner-occupants and investors. This 4-bedroom home features a functional layout with spacious rooms and plenty of potential to customize or improve over time. For owner-occupants, this is a great chance to stop renting and build equity in a home with room to grow. For investors, the property offers strong rental potential in an area with consistent demand and affordable entry pricing making it a solid addition to any portfolio. Conveniently located near major roadways, Erie County Medical Center, schools, and local amenities, the property provides easy access for daily living and commuting. Whether you're looking for your next home or your next investment, this property delivers flexibility, value, and opportunity in one package.

2. 2026-05-01
   price $79,900 809-char remark

   Show marketing remark (809 chars)

   Welcome to 219 Stevens Avenue, a versatile opportunity ideal for both owner-occupants and investors. This 4-bedroom home features a functional layout with spacious rooms and plenty of potential to customize or improve over time. For owner-occupants, this is a great chance to stop renting and build equity in a home with room to grow. For investors, the property offers strong rental potential in an area with consistent demand and affordable entry pricing making it a solid addition to any portfolio. Conveniently located near major roadways, Erie County Medical Center, schools, and local amenities, the property provides easy access for daily living and commuting. Whether you're looking for your next home or your next investment, this property delivers flexibility, value, and opportunity in one package.

3. 2026-04-22
   price $83,300 809-char remark

   Show marketing remark (809 chars)

   Welcome to 219 Stevens Avenue, a versatile opportunity ideal for both owner-occupants and investors. This 4-bedroom home features a functional layout with spacious rooms and plenty of potential to customize or improve over time. For owner-occupants, this is a great chance to stop renting and build equity in a home with room to grow. For investors, the property offers strong rental potential in an area with consistent demand and affordable entry pricing making it a solid addition to any portfolio. Conveniently located near major roadways, Erie County Medical Center, schools, and local amenities, the property provides easy access for daily living and commuting. Whether you're looking for your next home or your next investment, this property delivers flexibility, value, and opportunity in one package.

4. 2026-04-17
   price $89,700 809-char remark

   Show marketing remark (809 chars)

   Welcome to 219 Stevens Avenue, a versatile opportunity ideal for both owner-occupants and investors. This 4-bedroom home features a functional layout with spacious rooms and plenty of potential to customize or improve over time. For owner-occupants, this is a great chance to stop renting and build equity in a home with room to grow. For investors, the property offers strong rental potential in an area with consistent demand and affordable entry pricing making it a solid addition to any portfolio. Conveniently located near major roadways, Erie County Medical Center, schools, and local amenities, the property provides easy access for daily living and commuting. Whether you're looking for your next home or your next investment, this property delivers flexibility, value, and opportunity in one package.

5. 2026-04-15
   listed $99,700 Active 809-char remark

   Show marketing remark (809 chars)

   Welcome to 219 Stevens Avenue, a versatile opportunity ideal for both owner-occupants and investors. This 4-bedroom home features a functional layout with spacious rooms and plenty of potential to customize or improve over time. For owner-occupants, this is a great chance to stop renting and build equity in a home with room to grow. For investors, the property offers strong rental potential in an area with consistent demand and affordable entry pricing making it a solid addition to any portfolio. Conveniently located near major roadways, Erie County Medical Center, schools, and local amenities, the property provides easy access for daily living and commuting. Whether you're looking for your next home or your next investment, this property delivers flexibility, value, and opportunity in one package.

6. 2015-08-03
   soldstatus $18,000 Closed Sale or Rented
7. 2015-07-17
   status Pending Sale
8. 2015-07-15
   listed $19,900 Active
9. 2015-07-07
   historical
10. 2015-05-13
    listed $22,000 Active
11. 2013-08-06
    listed $34,900

ⓘ 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: $191 · $16/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$580/yr (+$48/mo · 304.3%)

ⓘ 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 2/10 Low 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: $17,746
• − Mortgage interest: −$4,476
• − Property taxes: −$191
• − Insurance: −$400
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$2,324
• Taxable income: $7,516
• Est. tax owed @ 24.0%: −$1,804
• After-tax cash flow: $6,597/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

+128.9% since first listed

11 events — show timeline

• 2026-05-13 Pending — WNYREIS
• 2026-05-01 Price Changed $79,900 WNYREIS
• 2026-04-22 Price Changed $83,300 WNYREIS
• 2026-04-17 Price Changed $89,700 WNYREIS
• 2026-04-15 Listed $99,700 WNYREIS
• 2015-08-03 Sold (MLS) $18,000 WNYREIS
• 2015-07-17 Pending — WNYREIS
• 2015-07-15 Listed $19,900 WNYREIS
• 2015-07-07 Listing Removed — WNYREIS
• 2015-05-13 Listed $22,000 WNYREIS
• 2013-08-06 Listed $34,900 WNYREIS

Property tax history

+6.2%/yr

Latest (2025): $191 · +0.0% YoY. Source: county tax records.