53 Domedion Ave · Buffalo, NY 14211

$119,900

5 bd · 1.5 ba · 1,726 sqft · SingleFamily public records · 121 Days on market

Built 1920 3,300 sqft lot $69/sqft · 22% below area Est $154k · 22% under

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Why this score? — see what drove the A- 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
• Appreciation +6.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 53 Domedion Ave, a well-maintained single-family home in the City of Buffalo offering a great opportunity for both owner-occupants and investors. This property features 3 bedrooms and 1 full bath, along with a functional layout that includes a spacious living room, formal dining room, and a bright sun porch—perfect for relaxing or additional living space. The home offers vinyl flooring throughout, solid mechanics, and a full basement providing excellent storage potential. Currently occupied by a long-term tenant paying $1,200 per month, this property presents immediate rental income with upside potential. Conveniently located near shopping, public transportation, and local amenities, 53 Domedion Ave is a smart addition to any portfolio or a great place to call home.

Key facts

• Vinyl flooring
• Formal dining room
• Bright sun porch

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• BRIGHT SUN PORCH
• VINYL FLOORING
• FULL BASEMENT

🏷️ Possibly a rental listed for sale. The $119,900 price doesn't fit this home's estimated sale value (~$153,596) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: 172 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,853/mo this rent would consume 61% of the median local household income ($36k/yr) (locally 1804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($829 loan paydown + $2k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $120k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.55% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.30%
• DSCR: 2.21
• GRM: 5.4

CMA / ARV

• ARV (median comp): $153,596
• List price: $119,900
• Delta: -21.94%
• 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
12 Olcott Pl	0.39mi	5/2.0	1,760 (+2%)	4mo	$127,000	$72	73
102 Crossman Ave	0.22mi	4/2.0 (-1)	1,851 (+7%)	1mo	$225,000	$122	70
31 Antwerp St	0.59mi	5/2.0	1,739 (+1%)	1mo	$185,000	$106	68
23 Erb St	0.37mi	4/2.0 (-1)	1,870 (+8%)	0mo	$208,000	$111	62
102 Freund St	0.46mi	4/2.0 (-1)	1,596 (-8%)	3mo	$155,000	$97	57
27 Adlon Pl	0.44mi	4/2.0 (-1)	1,584 (-8%)	5mo	$265,958	$168	55
43 Freund St	0.34mi	4/1.0 (-1)	1,578 (-9%)	10mo	$149,000	$94	54
1219 Walden Ave	0.70mi	5/2.0	1,649 (-4%)	7mo	$160,000	$97	52
46 Long Ave	0.60mi	4/2.0 (-1)	1,824 (+6%)	7mo	$175,000	$96	50
239 Keystone St	0.58mi	4/2.0 (-1)	1,632 (-5%)	10mo	$250,000	$153	49
221 Wood Ave	0.65mi	4/1.0 (-1)	1,572 (-9%)	3mo	$60,000	$38	45
25 Peach Tree Rd	0.56mi	4/2.0 (-1)	1,502 (-13%)	7mo	$162,000	$108	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 2.70×
• Total profit: $57,117
• Equity at exit: $47,611

10-year hold

• IRR: 32.8%
• Equity multiple: 5.25×
• Total profit: $142,767
• Equity at exit: $68,806

Cash invested: $33,572 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 172
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$21 /mo · $258/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $764

Break-even live

Break-even rent $886

Max offer price $119,900

Occupancy floor 54%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	1d	1	0.52mi

Listing history 19 events

1. 2026-06-18
   days on market $119,900 Active 121 DOM
2. 2026-06-17
   days on market $119,900 Active 120 DOM
3. 2026-06-16
   days on market $119,900 Active 119 DOM
4. 2026-06-15
   days on market $119,900 Active 118 DOM
5. 2026-06-13
   days on market $119,900 Active 116 DOM
6. 2026-06-13
   days on market $119,900 Active 115 DOM
7. 2026-06-10
   days on market $119,900 Active 113 DOM
8. 2026-06-09
   days on market $119,900 Active 112 DOM
9. 2026-06-08
   days on market $119,900 Active 111 DOM
10. 2026-06-07
    pricedays on market $119,900 Active 110 DOM
11. 2026-06-03
    days on market $128,900 Active 106 DOM
12. 2026-06-02
    days on market $128,900 Active 105 DOM
13. 2026-06-01
    days on market $128,900 Active 104 DOM
14. 2026-05-31
    days on market $128,900 Active 103 DOM
15. 2026-02-21
    price $128,900 793-char remark

    Show marketing remark (793 chars)

    Welcome to 53 Domedion Ave, a well-maintained single-family home in the City of Buffalo offering a great opportunity for both owner-occupants and investors. This property features 3 bedrooms and 1 full bath, along with a functional layout that includes a spacious living room, formal dining room, and a bright sun porch—perfect for relaxing or additional living space. The home offers vinyl flooring throughout, solid mechanics, and a full basement providing excellent storage potential. Currently occupied by a long-term tenant paying $1,200 per month, this property presents immediate rental income with upside potential. Conveniently located near shopping, public transportation, and local amenities, 53 Domedion Ave is a smart addition to any portfolio or a great place to call home.

16. 2026-02-17
    listed $129,900 Active 793-char remark

    Show marketing remark (793 chars)

    Welcome to 53 Domedion Ave, a well-maintained single-family home in the City of Buffalo offering a great opportunity for both owner-occupants and investors. This property features 3 bedrooms and 1 full bath, along with a functional layout that includes a spacious living room, formal dining room, and a bright sun porch—perfect for relaxing or additional living space. The home offers vinyl flooring throughout, solid mechanics, and a full basement providing excellent storage potential. Currently occupied by a long-term tenant paying $1,200 per month, this property presents immediate rental income with upside potential. Conveniently located near shopping, public transportation, and local amenities, 53 Domedion Ave is a smart addition to any portfolio or a great place to call home.

17. 2016-04-07
    soldstatus $53,400 Closed Sale or Rented 622-char remark

    Show marketing remark (622 chars)

    It's now time for the family to sell their well maintained, owner occupied for decades, 2600 sqft maintenance free & mechanically updated 3/3 double adjacent to the playing fields of Schiller Park. Maybe Its time for you to consider this property to live in and benefit from the 15+ year tenant's rent or gain the benefit of a solid rental property. BI oven, gas cooktop and fridge included "as is" in lower. Tenant owns her appliances. Both large front windows replaced as were some others. Both electric services recently updated & basement glass block windows installed. Full walk-up attic. Hurry!

18. 2016-02-03
    status Pending Sale 622-char remark

    Show marketing remark (622 chars)

    It's now time for the family to sell their well maintained, owner occupied for decades, 2600 sqft maintenance free & mechanically updated 3/3 double adjacent to the playing fields of Schiller Park. Maybe Its time for you to consider this property to live in and benefit from the 15+ year tenant's rent or gain the benefit of a solid rental property. BI oven, gas cooktop and fridge included "as is" in lower. Tenant owns her appliances. Both large front windows replaced as were some others. Both electric services recently updated & basement glass block windows installed. Full walk-up attic. Hurry!

19. 2015-12-29
    listed $58,500 Active 622-char remark

    Show marketing remark (622 chars)

    It's now time for the family to sell their well maintained, owner occupied for decades, 2600 sqft maintenance free & mechanically updated 3/3 double adjacent to the playing fields of Schiller Park. Maybe Its time for you to consider this property to live in and benefit from the 15+ year tenant's rent or gain the benefit of a solid rental property. BI oven, gas cooktop and fridge included "as is" in lower. Tenant owns her appliances. Both large front windows replaced as were some others. Both electric services recently updated & basement glass block windows installed. Full walk-up attic. Hurry!

ⓘ 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: $258 · $21/mo
• Projected year-2 tax: $1,142 · $95/mo
• Expected delta: +$884/yr (+$74/mo · 343.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 66% 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: $22,238
• − Mortgage interest: −$6,716
• − Property taxes: −$258
• − Insurance: −$600
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$3,488
• Taxable income: $7,619
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $7,337/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): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% Other Asian/Pacific 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: ▲ 2.05%
• Current HPI: 357.6438
• 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

+120.3% since first listed

5 events — show timeline

• 2026-02-21 Price Changed $128,900 WNYREIS
• 2026-02-17 Listed $129,900 WNYREIS
• 2016-04-07 Sold (MLS) $53,400 WNYREIS
• 2016-02-03 Pending — WNYREIS
• 2015-12-29 Listed $58,500 WNYREIS

Property tax history

+0.7%/yr

Latest (2025): $258 · +0.0% YoY. Source: county tax records.