129 Clarence Ave · Buffalo, NY 14215

$153,900

4 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 39 Days on market

Built 1929 3,472 sqft lot $135/sqft · at area comps Est $158k · at est.

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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 +25.5/30.0
• ARV discount +8.6/15.0
• DSCR +8.4/10.0
• 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

Discover this beautiful updated ready to move single family home with 4 bedroom 1 kitchen and 1 bathroom property. It’s a place of harmony and tranquility. The entire property was remodeled, renovated. The Roofs are new with a beautiful sun room. The place is very calm and quiet. The location and exquisite interiors design make you feel at home with comfort, peace and tranquility. It’s a good places for owner occupancy having big family and It’s a good investment too. The home is accessible to all amenities and facilities within 5 minutes driving distance of all amenities and 5 minutes drive to access to all major highways and state ways. Showings begin 5.13, negotiations

Key facts

• Remodeled
• Updated
• New roofs

Tags

• UPDATED
• REMODELED
• NEW ROOFS
• SUN ROOM
• ACCESSIBLE TO AMENITIES
• ACCESSIBLE TO HIGHWAYS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story home; Existing/resale property
• Construction: Brick and frame construction; Block foundation
• Exterior features: Concrete driveway; City street frontage; Rectangular residential lot, approximately 31 x 112

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Accessible doors; Eat-in kitchen; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $149k (3.0% 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 39 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $100k; list at $154k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,283 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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. 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.
6. 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.
7. 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: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

• ARV (median comp): $157,824
• List price: $153,900
• Delta: -2.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
296 Parkridge Ave	0.34mi	3/1.0 (-1)	1,155 (+2%)	7mo	$175,000	$152	71
95 Poultney Ave	0.11mi	4/1.0	1,301 (+14%)	6mo	$95,000	$73	65
153 Stockbridge Ave	0.26mi	3/1.0 (-1)	1,248 (+10%)	3mo	$150,000	$120	64
78 Shirley Ave	0.49mi	4/1.5	1,204 (+6%)	6mo	$200,000	$166	60
121 Dunlop Ave	0.37mi	3/1.5 (-1)	1,226 (+8%)	7mo	$173,500	$142	57
559 E Amherst St	0.31mi	4/2.0	1,274 (+12%)	6mo	$182,000	$143	56
340 Shirley Ave	0.68mi	3/1.0 (-1)	1,056 (-7%)	3mo	$140,000	$133	49
190 Victoria Ave	0.52mi	4/1.5	1,305 (+15%)	0mo	$200,000	$153	49
136 Davidson Ave	0.71mi	3/1.5 (-1)	1,086 (-4%)	7mo	$179,900	$166	47
59 Martha Ave	0.62mi	3/1.0 (-1)	1,282 (+13%)	1mo	$149,000	$116	44
496 Berkshire Ave	0.67mi	3/1.0 (-1)	1,266 (+11%)	1mo	$125,000	$99	44
226 Olympic Ave	0.67mi	3/2.0 (-1)	1,223 (+8%)	6mo	$195,000	$159	42

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,942
• Equity at exit: $22,947

10-year hold

• IRR: 3.4%
• Equity multiple: 1.22×
• Total profit: $9,469
• Equity at exit: $13,306

Cash invested: $43,092 (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: $1,596 high
• Mortgage (P&I): −$807
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $357

Break-even live

Break-even rent $1,145

Max offer price $153,900

Occupancy floor 73%

Sensitivity live

Price	-10% $444	-5% $400	+0% $357	+5% $313	+10% $270
Rent	-10% $231	-5% $294	+0% $357	+5% $420	+10% $483
Rate	-1.0pp $434	-0.5pp $396	base $357	+0.5pp $317	+1.0pp $276

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: $38,475
• Closing costs: $4,617
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	45d	1	0.05mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	15d	1	0.58mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,997	$2.93	3d	10	0.60mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	3d	1	0.62mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	45d	1	0.65mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	45d	1	0.68mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	25d	1	0.68mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	11d	1	0.78mi
65 Northrup Pl Buffalo, NY	5.0	2.0	1467	$2,500	$1.70	15d	1	0.81mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	45d	1	0.86mi
76 Vernon Pl Unit Lower Buffalo, NY	3.0	1.0	1190	$1,445	$1.21	15d	1	1.02mi
76 Vernon Pl Unit Upper Buffalo, NY	3.0	1.0	1190	$1,595	$1.34	15d	1	1.02mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	3d	1	1.11mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	4d	1	1.25mi

Listing history 24 events

1. 2026-06-21
   days on market $153,900 Active 39 DOM
2. 2026-06-18
   days on market $153,900 Active 36 DOM
3. 2026-06-17
   days on market $153,900 Active 35 DOM
4. 2026-06-16
   days on market $153,900 Active 34 DOM
5. 2026-06-15
   days on market $153,900 Active 33 DOM
6. 2026-06-13
   days on market $153,900 Active 31 DOM
7. 2026-06-13
   pricedays on market $153,900 Active 30 DOM
8. 2026-06-10
   days on market $154,000 Active 28 DOM
9. 2026-06-09
   days on market $154,000 Active 27 DOM
10. 2026-06-08
    days on market $154,000 Active 26 DOM
11. 2026-06-07
    days on market $154,000 Active 25 DOM
12. 2026-06-03
    days on market $154,000 Active 21 DOM
13. 2026-06-02
    days on market $154,000 Active 20 DOM
14. 2026-06-01
    days on market $154,000 Active 19 DOM
15. 2026-05-31
    days on market $154,000 Active 18 DOM
16. 2026-05-13
    listed $154,000 Active 871-char remark
17. 2025-03-05
    historical
18. 2024-09-05
    listed $124,900 Active
19. 2021-05-04
    historical
20. 2020-11-04
    listed $79,900 Active
21. 2019-04-05
    soldstatus $100,000
22. 2019-01-09
    soldstatus $75,000
23. 2017-12-28
    soldstatus $19,000
24. 2017-12-28
    soldstatus $19,000

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $1,499 · $125/mo
• Expected delta: +$1,102/yr (+$92/mo · 278.2%)

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

Taxation est. · year 1

• Rental income: $19,155
• − Mortgage interest: −$8,621
• − Property taxes: −$396
• − Insurance: −$770
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$4,477
• Taxable income: $1,827
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $3,844/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

+710.0% since first listed

10 events — show timeline

• 2026-06-12 Price Changed $153,900 WNYREIS
• 2026-05-13 Listed $154,000 WNYREIS
• 2025-03-05 Listing Removed — WNYREIS
• 2024-09-05 Listed $124,900 WNYREIS
• 2021-05-04 Listing Removed — WNYREIS
• 2020-11-04 Listed $79,900 WNYREIS
• 2019-04-05 Sold (Public Records) $100,000 Public Records
• 2019-01-09 Sold (Public Records) $75,000 Public Records
• 2017-12-28 Sold (Public Records) $19,000 Public Records
• 2017-12-28 Sold (Public Records) $19,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $396 · +68.3% YoY. Source: county tax records.