77 Meech Ave · Buffalo, NY 14208

$219,900

5 bd · 2.5 ba · 1,737 sqft · SingleFamily public records · 10 Days on market

Built 1918 3,540 sqft lot $127/sqft · 10% below area Est $243k · 10% 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 +24.9/30.0
• ARV discount +11.9/15.0
• DSCR +8.1/10.0
• 1% rule +5.3/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention all investors! 6 bedroom 2.5 bath single family property. Tenants leases were up June 1. This property rented for $2500 a month! Just steps away from Canisius College makes it the ideal rental property! Updates include: furnace 2017, roof 2017 full tear off, updated 150 amp service 2017, new bathroom 2024. Some new appliances 2025. Showings begin immediately! Open house Saturday 06/13/2026 from 1-3 .

Key facts

• New bathroom 2024
• Furnace 2017
• 3,540 sq ft lot

Tags

• FURNACE 2017
• ROOF 2017 FULL TEAR OFF
• UPDATED 150 AMP SERVICE 2017
• NEW BATHROOM 2024
• SOME NEW APPLIANCES 2025

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Electricity connected; Sewer connected; Public water connected
• Home design: Two-story existing home; Resale property; Asphalt roof
• Construction: Shake siding; Vinyl siding; Copper plumbing; Stone foundation
• Exterior features: Blacktop driveway; Concrete driveway; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 30 x 118

Interior

• Kitchen: Free-standing range; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: Main-level bedroom (1); Second floor bedrooms (4); Additional bedroom on third level
• Flooring: Ceramic tile; Hardwood; Varies
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Gas heating; Forced air; Circuit breaker electrical panel
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).

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: 54 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $2,257/mo this rent would consume 56% of the median local household income ($48k/yr) (locally 723% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $175k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1918 — 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: 1.03% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.13%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (median comp): $243,461
• List price: $219,900
• Delta: -9.68%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Hughes Ave	0.05mi	4/1.5 (-1)	1,687 (-3%)	10mo	$175,000	$104	75
19 Glendale Pl	0.19mi	6/2.0 (+1)	1,700 (-2%)	15mo	$190,000	$112	68
196 Hughes Ave	0.11mi	4/2.0 (-1)	1,808 (+4%)	17mo	$240,000	$133	67
84 Hedley Pl	0.11mi	4/2.0 (-1)	1,836 (+6%)	22mo	$250,000	$136	60
392 Humboldt Pkwy	0.24mi	4/1.0 (-1)	1,602 (-8%)	10mo	$195,000	$122	56
15 Blaine Ave	0.21mi	4/1.0 (-1)	1,615 (-7%)	19mo	$290,000	$180	51
463 E Ferry St Unit S	0.68mi	5/1.0	1,782 (+3%)	16mo	$94,000	$53	44
131 Crescent Ave	0.51mi	4/2.0 (-1)	1,854 (+7%)	16mo	$375,000	$202	44
273 Purdy St	0.58mi	4/2.0 (-1)	1,520 (-12%)	6mo	$90,000	$59	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-5,874
• Equity at exit: $32,788

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $32,949
• Equity at exit: $19,013

Cash invested: $61,572 (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 14208

• Home prices YoY: -3.4%
• Active inventory: 54
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,257 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$69 /mo · $832/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $469

Break-even live

Break-even rent $1,663

Max offer price $219,900

Occupancy floor 74%

Sensitivity live

Price	-10% $593	-5% $531	+0% $469	+5% $406	+10% $344
Rent	-10% $290	-5% $380	+0% $469	+5% $558	+10% $647
Rate	-1.0pp $579	-0.5pp $525	base $469	+0.5pp $412	+1.0pp $354

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	15d	1	0.56mi

Listing history 21 events

1. 2026-06-18
   days on market $219,900 Active 10 DOM
2. 2026-06-17
   days on market $219,900 Active 9 DOM
3. 2026-06-16
   days on market $219,900 Active 8 DOM
4. 2026-06-15
   days on market $219,900 Active 7 DOM
5. 2026-06-13
   days on market $219,900 Active 5 DOM
6. 2026-06-13
   days on market $219,900 Active 4 DOM
7. 2026-06-10
   days on market $219,900 Active 2 DOM
8. 2026-06-08
   remarks 413-char remark
9. 2026-06-08
   days on marketlisting id $219,900 Active 1 DOM
10. 2026-06-03
    days on market $219,900 Active 76 DOM
11. 2026-06-02
    days on market $219,900 Active 75 DOM
12. 2026-06-01
    days on market $219,900 Active 74 DOM
13. 2026-05-31
    days on market $219,900 Active 73 DOM
14. 2026-03-19
    listed $219,900 Active 333-char remark
15. 2025-12-15
    historical
16. 2025-12-08
    price $219,900
17. 2025-10-09
    listed $239,900 Active
18. 2017-04-07
    soldstatus $175,000 Closed Sale or Rented
19. 2017-04-07
    soldstatus $175,000
20. 2017-03-27
    status Pending Sale
21. 2017-02-28
    listed $199,900 Active

ⓘ 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: $832 · $69/mo
• Projected year-2 tax: $2,274 · $190/mo
• Expected delta: +$1,442/yr (+$120/mo · 173.3%)

ⓘ 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 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: $27,081
• − Mortgage interest: −$12,318
• − Property taxes: −$832
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − Depreciation: −$6,397
• Taxable income: $2,102
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $5,120/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): 12,572
• Household income: $48,476
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 723.0

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 (72%)
• Race & ethnicity: Black 72% White 15% Asian 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Italian 1% Hispanic 0%
• Foreign-born: 7% · Canada, South Korea, Philippines
• Languages at home: 89% English-only · Other Indo-European 3% Spanish 2% French/Haitian/Cajun 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: ▼ -16.37%
• Current HPI: 459.2084
• Rent YoY: —
• 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

+10.0% since first listed

10 events — show timeline

• 2026-06-08 Listed $219,900 WNYREIS
• 2026-06-06 Listing Removed — WNYREIS
• 2026-03-19 Listed $219,900 WNYREIS
• 2025-12-15 Listing Removed — WNYREIS
• 2025-12-08 Price Changed $219,900 WNYREIS
• 2025-10-09 Listed $239,900 WNYREIS
• 2017-04-07 Sold (Public Records) $175,000 Public Records
• 2017-04-07 Sold (MLS) $175,000 WNYREIS
• 2017-03-27 Pending — WNYREIS
• 2017-02-28 Listed $199,900 WNYREIS

Property tax history

+7.9%/yr

Latest (2025): $832 · -16.1% YoY. Source: county tax records.