102 Rosedale St · Buffalo, NY 14207

$199,900

3 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 5 Days on market

Built 1906 3,485 sqft lot Est $162k · 24% over

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Why this score? — see what drove the F 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 +13.3/30.0
• Rent growth +4.5/5.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 3-bedroom, 1-bath single-family home in Buffalo’s Riverside/Black Rock neighborhood, offering comfortable living space on a 3,400+ sq ft lot. Recently upgraded bathrooms feature fresh finishes and modern touches, giving the home a clean, contemporary feel. New vinyl windows throughout provide excellent natural light and improved energy efficiency, while the brand-new roof offers long-term peace of mind. Fresh interior and exterior paint in neutral tones creates a bright, move-in-ready atmosphere that’s easy to personalize. Additional recent improvements and thoughtful maintenance make this home an ideal choice for first-time buyers, downsizers, or investors l

Key facts

• 3,485 sq ft lot
• Garage
• Built 1906

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $0 ($-5/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (26.0% below list).
• Recommended offer: $148k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+8.2%/yr); 199 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 45% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $78k; list at $200k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,921 (26.0% 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. Built in 1906 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $161,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Wyandotte Ave	0.19mi	4/1.0 (+1)	1,200 (+1%)	2mo	$150,000	$125	83
136 Newfield St	0.33mi	3/1.5	1,198 (+1%)	2mo	$167,000	$139	80
82 Beatrice Ave	0.34mi	3/1.0	1,166 (-2%)	2mo	$165,000	$142	79
165 Roesch Ave	0.17mi	3/1.0	1,285 (+8%)	5mo	$210,000	$163	74
280 Esser Ave	0.24mi	3/1.0	1,283 (+8%)	3mo	$175,000	$136	73
221 Newfield St	0.17mi	4/1.5 (+1)	1,127 (-5%)	4mo	$75,000	$67	73
107 Ullman St	0.14mi	4/2.0 (+1)	1,258 (+6%)	3mo	$118,000	$94	72
62 Chadduck Ave	0.44mi	3/1.0	1,240 (+4%)	2mo	$155,000	$125	70
50 Philadelphia St	0.35mi	3/1.5	1,276 (+7%)	1mo	$155,000	$121	69
88 Huetter Ave Ave	0.43mi	3/1.5	1,317 (+11%)	1mo	$250,000	$190	59
34 Riverside Ave	0.73mi	4/1.0 (+1)	1,248 (+5%)	6mo	$137,500	$110	48
186 Crowley Ave	0.53mi	4/2.0 (+1)	1,333 (+12%)	2mo	$215,000	$161	44

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: -11.7%
• Equity multiple: 0.56×
• Total profit: $-24,707
• Equity at exit: $29,806

10-year hold

• IRR: 2.8%
• Equity multiple: 1.24×
• Total profit: $13,594
• Equity at exit: $17,284

Cash invested: $55,972 (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: 199
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-0

Break-even live

Break-even rent $1,480

Max offer price $199,833

Occupancy floor 95%

Sensitivity live

Price	-10% $113	-5% $56	+0% $0	+5% $-57	+10% $-114
Rent	-10% $-117	-5% $-59	+0% $0	+5% $58	+10% $116
Rate	-1.0pp $100	-0.5pp $50	base $0	+0.5pp $-52	+1.0pp $-105

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	3d	1	0.32mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	25d	1	0.40mi
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	16d	1	0.43mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	3d	1	0.49mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	4d	1	0.49mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	5d	1	0.61mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	25d	1	0.80mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	23d	1	0.96mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	3d	1	1.11mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	45d	1	1.15mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	4d	1	1.16mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	25d	1	1.32mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	45d	1	1.42mi

Listing history 5 events

1. 2026-04-01
   status Pending
2. 2026-03-31
   historical Active Under Contract
3. 2026-03-26
   listed $199,900 Active
4. 2025-03-07
   soldstatus $78,000
5. 2008-08-05
   soldstatus $55,000

ⓘ 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: $448 · $37/mo
• Projected year-2 tax: $1,913 · $159/mo
• Expected delta: +$1,465/yr (+$122/mo · 326.7%)

ⓘ 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: $17,751
• − Mortgage interest: −$11,198
• − Property taxes: −$448
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$5,815
• Taxable loss: −$3,550
• Est. tax savings @ 24.0%: +$852
• After-tax cash flow: $848/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

+263.5% since first listed

5 events — show timeline

• 2026-04-01 Pending — WNYREIS
• 2026-03-31 Contingent — WNYREIS
• 2026-03-26 Listed $199,900 WNYREIS
• 2025-03-07 Sold (Public Records) $78,000 Public Records
• 2008-08-05 Sold (Public Records) $55,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $448 · +0.0% YoY. Source: county tax records.