240 Crowley Ave · Buffalo, NY 14207

$139,900

4 bd · 1.0 ba · 1,518 sqft · SingleFamily public records · 3 Days on market

Built 1910 3,485 sqft lot $92/sqft · 36% below area Est $218k · 36% under

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Why this score? — see what drove the B 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.1/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 240 Crowley Ave, a well-maintained single-family home located in Buffalo’s desirable Riverside neighborhood. This spacious property offers 4 bedrooms and 1 full bath, providing plenty of living space for owner-occupants or investors alike. The home features solid mechanics, a full basement, and a full attic, offering excellent storage or potential additional space. Currently rented for $1,300/month, this property presents a strong investment opportunity with immediate cash flow. Conveniently located near public transportation, shopping, restaurants, parks, and more, making everyday living easy and accessible. Whether you’re looking to add to your portfolio or searching for your next home, 240 Crowley Ave delivers value, space, and convenience. Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note

Key facts

• 3,485 sq ft lot
• Built 1910
• Listed 3 days

🏷️ Possibly a rental listed for sale. The $139,900 price doesn't fit this home's estimated sale value (~$217,894) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.7% vs local median 8.0% in Buffalo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 rising fast (+8.2%/yr); 197 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• At $1,559/mo this rent would consume 47% of the median local household income ($40k/yr) (locally 2177% 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $140k implies a 366% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1910 — 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: 1.11% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

• ARV (median comp): $217,894
• List price: $139,900
• Delta: -35.79%
• 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
44 Gallatin Ave	0.23mi	4/2.0	1,532 (+1%)	5mo	$149,000	$97	80
136 Crowley Ave	0.19mi	4/1.0	1,394 (-8%)	2mo	$100,000	$72	76
38 Heward Ave	0.33mi	3/1.5 (-1)	1,474 (-3%)	1mo	$256,000	$174	72
61 Mayer Ave	0.23mi	4/1.0	1,408 (-7%)	7mo	$210,000	$149	72
186 Crowley Ave	0.10mi	4/2.0	1,333 (-12%)	2mo	$215,000	$161	69
53 Roswell Ave	0.65mi	3/1.5 (-1)	1,554 (+2%)	0mo	$140,000	$90	58
502 W Hazeltine Ave	0.73mi	4/2.0	1,481 (-2%)	1mo	$248,000	$167	57
78 Rebecca Park	0.72mi	3/1.5 (-1)	1,490 (-2%)	5mo	$311,000	$209	52
10 Rebecca Park	0.74mi	3/2.0 (-1)	1,490 (-2%)	4mo	$275,000	$185	50
476 East St	0.70mi	4/2.0	1,618 (+7%)	6mo	$100,000	$62	47
116 Pacific St	0.74mi	5/1.0 (+1)	1,404 (-8%)	7mo	$106,000	$75	42
88 Huetter Ave Ave	0.61mi	3/1.5 (-1)	1,317 (-13%)	1mo	$250,000	$190	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.28×
• Total profit: $11,126
• Equity at exit: $20,860

10-year hold

• IRR: 19.9%
• Equity multiple: 3.04×
• Total profit: $79,925
• Equity at exit: $12,096

Cash invested: $39,172 (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: 197
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$734
• Tax from tax record: −$37 /mo · $448/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $402

Break-even live

Break-even rent $1,050

Max offer price $139,900

Occupancy floor 69%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	24d	1	0.22mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.40mi
61 Baxter St Buffalo, NY	3.0	1.0	2014	$1,400	$0.70	2d	1	0.42mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	2d	1	0.70mi
78 Germain St Buffalo, NY	3.0	1.0	2030	$1,300	$0.64	14d	1	1.17mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	24d	1	1.20mi
172 Tremont Ave Kenmore, NY	3.0	1.5	1569	$2,500	$1.59	10d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $139,900 Active 3 DOM
2. 2026-06-17
   days on market $139,900 Active 2 DOM
3. 2026-06-15
   days on marketlisting id $139,900 Active 1 DOM
4. 2026-06-15
   days on market $139,900 Active 188 DOM
5. 2026-06-13
   days on market $139,900 Active 186 DOM
6. 2026-06-13
   days on market $139,900 Active 185 DOM
7. 2026-06-10
   days on market $139,900 Active 183 DOM
8. 2026-06-09
   days on market $139,900 Active 182 DOM
9. 2026-06-08
   days on market $139,900 Active 181 DOM
10. 2026-06-07
    pricedays on market $139,900 Active 180 DOM
11. 2026-06-03
    days on market $153,900 Active 176 DOM
12. 2026-06-02
    days on market $153,900 Active 175 DOM
13. 2026-06-01
    days on market $153,900 Active 174 DOM
14. 2026-05-31
    days on market $153,900 Active 173 DOM
15. 2026-04-16
    price $153,900 880-char remark

    Show marketing remark (880 chars)

    Welcome to 240 Crowley Ave, a well-maintained single-family home located in Buffalo’s desirable Riverside neighborhood. This spacious property offers 4 bedrooms and 1 full bath, providing plenty of living space for owner-occupants or investors alike. The home features solid mechanics, a full basement, and a full attic, offering excellent storage or potential additional space. Currently rented for $1,300/month, this property presents a strong investment opportunity with immediate cash flow. Conveniently located near public transportation, shopping, restaurants, parks, and more, making everyday living easy and accessible. Whether you’re looking to add to your portfolio or searching for your next home, 240 Crowley Ave delivers value, space, and convenience. Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note

16. 2026-02-21
    price $154,400 880-char remark

    Show marketing remark (880 chars)

    Welcome to 240 Crowley Ave, a well-maintained single-family home located in Buffalo’s desirable Riverside neighborhood. This spacious property offers 4 bedrooms and 1 full bath, providing plenty of living space for owner-occupants or investors alike. The home features solid mechanics, a full basement, and a full attic, offering excellent storage or potential additional space. Currently rented for $1,300/month, this property presents a strong investment opportunity with immediate cash flow. Conveniently located near public transportation, shopping, restaurants, parks, and more, making everyday living easy and accessible. Whether you’re looking to add to your portfolio or searching for your next home, 240 Crowley Ave delivers value, space, and convenience. Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note

17. 2026-01-03
    price $154,900 880-char remark

    Show marketing remark (880 chars)

    Welcome to 240 Crowley Ave, a well-maintained single-family home located in Buffalo’s desirable Riverside neighborhood. This spacious property offers 4 bedrooms and 1 full bath, providing plenty of living space for owner-occupants or investors alike. The home features solid mechanics, a full basement, and a full attic, offering excellent storage or potential additional space. Currently rented for $1,300/month, this property presents a strong investment opportunity with immediate cash flow. Conveniently located near public transportation, shopping, restaurants, parks, and more, making everyday living easy and accessible. Whether you’re looking to add to your portfolio or searching for your next home, 240 Crowley Ave delivers value, space, and convenience. Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note

18. 2025-12-09
    listed $159,900 Active 880-char remark

    Show marketing remark (880 chars)

    Welcome to 240 Crowley Ave, a well-maintained single-family home located in Buffalo’s desirable Riverside neighborhood. This spacious property offers 4 bedrooms and 1 full bath, providing plenty of living space for owner-occupants or investors alike. The home features solid mechanics, a full basement, and a full attic, offering excellent storage or potential additional space. Currently rented for $1,300/month, this property presents a strong investment opportunity with immediate cash flow. Conveniently located near public transportation, shopping, restaurants, parks, and more, making everyday living easy and accessible. Whether you’re looking to add to your portfolio or searching for your next home, 240 Crowley Ave delivers value, space, and convenience. Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note

19. 2016-01-26
    soldstatus $30,000 Closed Sale or Rented 289-char remark

    Show marketing remark (289 chars)

    4 Bedroom vinyl sided riverside single monthly rent $650 to tenant that wants to stay. large yard, circuit breaker, full front porch, full basement, off street parking. Seller has 4 other riverside properties that he would like could sell as a package. ML, b484342,b484337,b484331,b484347

20. 2015-11-19
    status Pending Sale 289-char remark

    Show marketing remark (289 chars)

    4 Bedroom vinyl sided riverside single monthly rent $650 to tenant that wants to stay. large yard, circuit breaker, full front porch, full basement, off street parking. Seller has 4 other riverside properties that he would like could sell as a package. ML, b484342,b484337,b484331,b484347

21. 2015-09-23
    price $39,900 289-char remark

    Show marketing remark (289 chars)

    4 Bedroom vinyl sided riverside single monthly rent $650 to tenant that wants to stay. large yard, circuit breaker, full front porch, full basement, off street parking. Seller has 4 other riverside properties that he would like could sell as a package. ML, b484342,b484337,b484331,b484347

22. 2015-09-03
    listed $41,900 Active 289-char remark

    Show marketing remark (289 chars)

    4 Bedroom vinyl sided riverside single monthly rent $650 to tenant that wants to stay. large yard, circuit breaker, full front porch, full basement, off street parking. Seller has 4 other riverside properties that he would like could sell as a package. ML, b484342,b484337,b484331,b484347

23. 1997-06-30
    soldstatus $46,000

ⓘ 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: $1,406 · $117/mo
• Expected delta: +$958/yr (+$80/mo · 213.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $18,707
• − Mortgage interest: −$7,837
• − Property taxes: −$448
• − Insurance: −$700
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$4,070
• Taxable income: $2,660
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $4,188/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

+234.6% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $153,900 WNYREIS
• 2026-02-21 Price Changed $154,400 WNYREIS
• 2026-01-03 Price Changed $154,900 WNYREIS
• 2025-12-09 Listed $159,900 WNYREIS
• 2016-01-26 Sold (MLS) $30,000 WNYREIS
• 2015-11-19 Pending — WNYREIS
• 2015-09-23 Price Changed $39,900 WNYREIS
• 2015-09-03 Listed $41,900 WNYREIS
• 1997-06-30 Sold (Public Records) $46,000 Public Records

Property tax history

+5.6%/yr

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