50 Midway Ave · Buffalo, NY 14215

$154,900

4 bd · 1.5 ba · 1,392 sqft · SingleFamily public records · 86 Days on market

Built 1919 3,300 sqft lot $111/sqft · 16% below area Est $184k · 16% under

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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 +20.5/30.0
• ARV discount +14.7/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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 50 Midway Ave, a well-maintained single-family home in the City of Buffalo offering a great opportunity for both owner-occupants and investors alike. This property features 4 spacious bedrooms and 1.5 bathrooms, providing ample living space and flexibility. The interior offers a combination of hardwood floors throughout with some vinyl flooring, adding both character and durability. A full basement provides additional storage or potential workspace, while the home’s solid mechanics offer peace of mind. Exterior features include a detached one-car garage and a manageable yard. Conveniently located near public transportation, shopping, grocery stores, and other everyday amenities, this property is ideally situated for accessibility and convenience. Currently rented for $1,300 per month, this home presents an excellent income-producing opportunity or a future primary residence.

Key facts

• Vinyl flooring
• Manageable yard
• Full basement

Tags

• HARDWOOD FLOORS
• VINYL FLOORING
• FULL BASEMENT
• DETACHED GARAGE
• MANAGEABLE YARD
• INCOME PRODUCING OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (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 flat; 239 active listings in the ZIP; 14 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 43% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $155k implies a 588% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1919 — 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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $184,240
• List price: $154,900
• Delta: -15.92%
• 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
14 Thornton Ave	0.09mi	4/2.0	1,445 (+4%)	4mo	$239,900	$166	84
37 Elmer Ave	0.24mi	4/1.0	1,327 (-5%)	0mo	$170,000	$128	79
157 Roosevelt Ave	0.53mi	4/2.0	1,394 (+0%)	4mo	$200,000	$143	70
461 Stockbridge Ave	0.29mi	3/1.0 (-1)	1,336 (-4%)	4mo	$96,500	$72	70
84 Elmer Ave	0.22mi	3/1.0 (-1)	1,510 (+8%)	1mo	$125,000	$83	67
496 Berkshire Ave	0.33mi	3/1.0 (-1)	1,266 (-9%)	1mo	$125,000	$99	62
59 Martha Ave	0.38mi	3/1.0 (-1)	1,282 (-8%)	1mo	$149,000	$116	62
153 Stockbridge Ave	0.31mi	3/1.0 (-1)	1,248 (-10%)	3mo	$150,000	$120	58
622 Lasalle Ave	0.54mi	4/1.0	1,258 (-10%)	3mo	$115,000	$91	54
597 Norfolk Ave	0.55mi	3/1.0 (-1)	1,490 (+7%)	4mo	$160,000	$107	52
601 Lasalle Ave	0.50mi	4/1.0	1,188 (-15%)	1mo	$165,000	$139	49
347 Lisbon Ave	0.56mi	3/1.5 (-1)	1,558 (+12%)	3mo	$180,000	$116	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 · 0.67% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.64×
• Total profit: $-15,713
• Equity at exit: $23,096

10-year hold

• IRR: -4.4%
• Equity multiple: 0.74×
• Total profit: $-11,251
• Equity at exit: $13,393

Cash invested: $43,372 (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: 239
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $205

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 82%

Sensitivity live

Price	-10% $312	-5% $259	+0% $205	+5% $152	+10% $98
Rent	-10% $78	-5% $141	+0% $205	+5% $269	+10% $333
Rate	-1.0pp $283	-0.5pp $244	base $205	+0.5pp $165	+1.0pp $124

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	2d	1	0.29mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	44d	1	0.35mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	11d	1	0.43mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	15d	1	0.55mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	44d	1	0.60mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	44d	1	0.66mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	24d	1	0.66mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,997	$2.93	2d	10	0.79mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	0.87mi
65 Northrup Pl Buffalo, NY	5.0	2.0	1467	$2,500	$1.70	15d	1	0.87mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	2d	1	1.16mi
76 Vernon Pl Unit Lower Buffalo, NY	3.0	1.0	1190	$1,445	$1.21	15d	1	1.37mi
76 Vernon Pl Unit Upper Buffalo, NY	3.0	1.0	1190	$1,595	$1.34	15d	1	1.37mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	4d	1	1.46mi

Listing history 23 events

1. 2026-06-21
   days on market $154,900 Active 86 DOM
2. 2026-06-18
   days on market $154,900 Active 83 DOM
3. 2026-06-17
   days on market $154,900 Active 82 DOM
4. 2026-06-16
   days on market $154,900 Active 81 DOM
5. 2026-06-15
   days on market $154,900 Active 80 DOM
6. 2026-06-13
   days on market $154,900 Active 78 DOM
7. 2026-06-13
   days on market $154,900 Active 77 DOM
8. 2026-06-10
   days on market $154,900 Active 75 DOM
9. 2026-06-09
   days on market $154,900 Active 74 DOM
10. 2026-06-08
    days on market $154,900 Active 73 DOM
11. 2026-06-07
    pricedays on market $154,900 Active 72 DOM
12. 2026-06-03
    days on market $169,400 Active 68 DOM
13. 2026-06-02
    days on market $169,400 Active 67 DOM
14. 2026-06-01
    days on market $169,400 Active 66 DOM
15. 2026-05-31
    days on market $169,400 Active 65 DOM
16. 2026-04-16
    price $169,400 904-char remark

    Show marketing remark (904 chars)

    Welcome to 50 Midway Ave, a well-maintained single-family home in the City of Buffalo offering a great opportunity for both owner-occupants and investors alike. This property features 4 spacious bedrooms and 1.5 bathrooms, providing ample living space and flexibility. The interior offers a combination of hardwood floors throughout with some vinyl flooring, adding both character and durability. A full basement provides additional storage or potential workspace, while the home’s solid mechanics offer peace of mind. Exterior features include a detached one-car garage and a manageable yard. Conveniently located near public transportation, shopping, grocery stores, and other everyday amenities, this property is ideally situated for accessibility and convenience. Currently rented for $1,300 per month, this home presents an excellent income-producing opportunity or a future primary residence.

17. 2026-03-27
    listed $169,900 Active 904-char remark

    Show marketing remark (904 chars)

    Welcome to 50 Midway Ave, a well-maintained single-family home in the City of Buffalo offering a great opportunity for both owner-occupants and investors alike. This property features 4 spacious bedrooms and 1.5 bathrooms, providing ample living space and flexibility. The interior offers a combination of hardwood floors throughout with some vinyl flooring, adding both character and durability. A full basement provides additional storage or potential workspace, while the home’s solid mechanics offer peace of mind. Exterior features include a detached one-car garage and a manageable yard. Conveniently located near public transportation, shopping, grocery stores, and other everyday amenities, this property is ideally situated for accessibility and convenience. Currently rented for $1,300 per month, this home presents an excellent income-producing opportunity or a future primary residence.

18. 2025-07-06
    historical $1,300
19. 2025-07-03
    listed $1,300
20. 2025-07-02
    historical $1,300
21. 2025-07-02
    listed $1,300
22. 2011-12-07
    soldstatus $22,500 339-char remark

    Show marketing remark (339 chars)

    LARGER THAN IT LOOKS * THIS HOUSE HAS 4 BEDROOMS * 1.5 BATHROOMS * FORMAL DINING ROOM * EAT-IN KITCHEN * HARDWOOD FLOORS THRUOUT HOME * BASEMENT IN GOOD CONDITION FOR A HOME BUILT IN 1919 * ROOF IS THREE YEARS OLD * FURNACE IN GOOD CONDITION WITH CENTRAL AIR * LOTS OF POTENTIAL IN THIS HOME & THE PRICE IS RIGHT *

23. 2011-08-30
    listed $23,599 339-char remark

    Show marketing remark (339 chars)

    LARGER THAN IT LOOKS * THIS HOUSE HAS 4 BEDROOMS * 1.5 BATHROOMS * FORMAL DINING ROOM * EAT-IN KITCHEN * HARDWOOD FLOORS THRUOUT HOME * BASEMENT IN GOOD CONDITION FOR A HOME BUILT IN 1919 * ROOF IS THREE YEARS OLD * FURNACE IN GOOD CONDITION WITH CENTRAL AIR * LOTS OF POTENTIAL IN THIS HOME & THE PRICE IS RIGHT *

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,376
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$4,506
• Taxable loss: −$5
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $2,462/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

+617.8% since first listed

8 events — show timeline

• 2026-04-16 Price Changed $169,400 WNYREIS
• 2026-03-27 Listed $169,900 WNYREIS
• 2025-07-06 Rental Removed $1,300 PROPERTYWARE
• 2025-07-03 Listed for Rent $1,300 PROPERTYWARE
• 2025-07-02 Rental Removed $1,300 SHOWMOJO
• 2025-07-02 Listed for Rent $1,300 SHOWMOJO
• 2011-12-07 Sold (MLS) $22,500 WNYREIS
• 2011-08-30 Listed $23,599 WNYREIS

Property tax history

+1.3%/yr

Latest (2025): $269 · +0.0% YoY. Source: county tax records.