759 S Ogden St · Buffalo, NY 14206

$139,000

3 bd · 1.0 ba · 1,457 sqft · SingleFamily · 41 Days on market

Built 1900 Excellent condition 6,098 sqft lot $95/sqft · 32% below area Est $203k · 32% 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 +20.3/30.0
• ARV discount +15.0/15.0
• Appreciation +9.0/10.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

* * * WHAT A GREAT INVESTMENT PROPERTY IN DESIRABLE AREA * * * Long Term Happy tenant wants to stay with her family. .. .House with the Big Lot in the corner of Gardon St. and South Ogden St. Growing neighborhood in closer to South Buffalo. .. .4 BR/ 1 Bath single. .. .. .Water tank, Roof, updated circuit breakers and plumbing in 2016.. .. ., front porch made new 2017.. . Some new flooring and windows. .. .. New water line and sewer line to street to the house was done on 2016.. .. . 2nd floor refinished into a master bedroom with attic space where boiler is located. .. .. Large kitchen, 3 beds & 1st floor laundry for your convenient. .. .. Sewer fee $74 garbage user fee $258.. .Sold "as is". .. . Long term tenant occupied and pays $931.. .. Seller will provide 40 year search, and existing survey with affadavit of no change. .. .. Owner is selling 3 properties. .. . If anyone wants could do a package deal. .. .. Don't let this go. .. .Bring your BEST & HIGHEST. .. .

Key facts

• Corner double lot
• Tear off roof
• New chimney flashing

Tags

• CORNER DOUBLE LOT
• TEAR OFF ROOF
• NEW CHIMNEY FLASHING
• LOW MAINTENANCE VINYL SIDING
• WATERPROOF FLOORING
• BRAND NEW BATHROOM

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected with circuit breakers; Sewer connected; Spring water source
• Home design: Single-story home; Resale property; Asphalt roof
• Construction: Vinyl siding; PEX plumbing
• Exterior features: Concrete driveway; Deck; Corner lot; Near public transit; Rectangular lot (60 x 100)

Interior

• Kitchen: Pantry (kitchen storage)
• Bedrooms: Two main-level bedrooms; Additional bedroom on second level
• Flooring: Luxury vinyl flooring
• Bathrooms: One full bathroom on main level
• Heating & cooling: Gas forced-air heating
• Interior features: Cedar closets; Separate/formal dining room; Pantry; Bedroom on main level; Crawl space basement
• Laundry & utility: Main-level laundry; Gas water heater

🏷️ Possibly a rental listed for sale. The $139,000 price doesn't fit this home's estimated sale value (~$203,280) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $135k (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: 169 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 34% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($961 loan paydown + $11k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $139k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1900 — 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: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $203,280
• List price: $139,000
• Delta: -31.62%
• 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
57 N Ogden St	0.29mi	3/2.0	1,350 (-7%)	1mo	$120,000	$89	69
231 N Pleasant Pkwy	0.32mi	4/1.0 (+1)	1,512 (+4%)	8mo	$155,000	$103	67
580 S Ogden St Unit W	0.37mi	4/1.0 (+1)	1,362 (-6%)	3mo	$145,800	$107	65
253 N Meadowbrook Pkwy	0.35mi	4/1.0 (+1)	1,346 (-8%)	6mo	$250,000	$186	61
218 Alaska St	0.59mi	3/1.0	1,332 (-9%)	3mo	$165,000	$124	56
129 Schiller St	0.43mi	4/1.0 (+1)	1,328 (-9%)	7mo	$179,900	$135	54
185 N Pleasant Pkwy	0.40mi	4/1.5 (+1)	1,601 (+10%)	8mo	$215,000	$134	51
138 Wagner Ave	0.67mi	4/2.0 (+1)	1,487 (+2%)	7mo	$220,000	$148	50
99 Shanley St	0.55mi	3/1.0	1,290 (-12%)	8mo	$177,000	$137	49
43 Ludington St	0.67mi	3/2.0	1,364 (-6%)	8mo	$90,000	$66	48
155 Claude Dr	0.39mi	2/2.0 (-1)	1,252 (-14%)	7mo	$215,000	$172	44
9 Hedley St	0.74mi	3/1.0	1,293 (-11%)	7mo	$185,000	$143	41

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

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.78×
• Total profit: $69,167
• Equity at exit: $106,155

10-year hold

• IRR: 22.1%
• Equity multiple: 5.94×
• Total profit: $192,298
• Equity at exit: $211,245

Cash invested: $38,920 (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 14206

• Home prices YoY: 1.8%
• Active inventory: 169
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $178

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 83%

Sensitivity live

Price	-10% $275	-5% $226	+0% $178	+5% $130	+10% $82
Rent	-10% $65	-5% $121	+0% $178	+5% $235	+10% $292
Rate	-1.0pp $248	-0.5pp $214	base $178	+0.5pp $142	+1.0pp $106

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	24d	1	0.73mi
1368 Harlem Rd Buffalo, NY	2.0	1.0	1776	$1,300	$0.73	24d	1	0.82mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	1.13mi
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	11d	1	1.20mi

Listing history 37 events

1. 2026-06-18
   days on market $139,000 Active 41 DOM
2. 2026-06-17
   days on market $139,000 Active 40 DOM
3. 2026-06-16
   days on market $139,000 Active 39 DOM
4. 2026-06-15
   days on market $139,000 Active 38 DOM
5. 2026-06-13
   days on market $139,000 Active 36 DOM
6. 2026-06-13
   days on market $139,000 Active 35 DOM
7. 2026-06-10
   days on market $139,000 Active 33 DOM
8. 2026-06-09
   days on market $139,000 Active 32 DOM
9. 2026-06-08
   days on market $139,000 Active 31 DOM
10. 2026-06-07
    pricedays on market $139,000 Active 30 DOM
11. 2026-06-03
    days on market $155,000 Active 26 DOM
12. 2026-06-02
    days on market $155,000 Active 25 DOM
13. 2026-06-01
    days on market $155,000 Active 24 DOM
14. 2026-05-31
    days on market $155,000 Active 23 DOM
15. 2026-05-08
    listed $155,000 Active 1183-char remark
16. 2021-12-16
    soldstatus $75,000 Closed Sale or Rented 1008-char remark

    Show marketing remark (1008 chars)

    * * * WHAT A GREAT INVESTMENT PROPERTY IN DESIRABLE AREA * * * Long Term Happy tenant wants to stay with her family. .. .House with the Big Lot in the corner of Gardon St. and South Ogden St. Growing neighborhood in closer to South Buffalo. .. .4 BR/ 1 Bath single. .. .. .Water tank, Roof, updated circuit breakers and plumbing in 2016.. .. ., front porch made new 2017.. . Some new flooring and windows. .. .. New water line and sewer line to street to the house was done on 2016.. .. . 2nd floor refinished into a master bedroom with attic space where boiler is located. .. .. Large kitchen, 3 beds & 1st floor laundry for your convenient. .. .. Sewer fee $74 garbage user fee $258.. .Sold "as is". .. . Long term tenant occupied and pays $931.. .. Seller will provide 40 year search, and existing survey with affadavit of no change. .. .. Owner is selling 3 properties. .. . If anyone wants could do a package deal. .. .. Don't let this go. .. .Bring your BEST & HIGHEST. .. .

17. 2021-11-02
    status Under Contract- Do Not Show 1008-char remark

    Show marketing remark (1008 chars)

    * * * WHAT A GREAT INVESTMENT PROPERTY IN DESIRABLE AREA * * * Long Term Happy tenant wants to stay with her family. .. .House with the Big Lot in the corner of Gardon St. and South Ogden St. Growing neighborhood in closer to South Buffalo. .. .4 BR/ 1 Bath single. .. .. .Water tank, Roof, updated circuit breakers and plumbing in 2016.. .. ., front porch made new 2017.. . Some new flooring and windows. .. .. New water line and sewer line to street to the house was done on 2016.. .. . 2nd floor refinished into a master bedroom with attic space where boiler is located. .. .. Large kitchen, 3 beds & 1st floor laundry for your convenient. .. .. Sewer fee $74 garbage user fee $258.. .Sold "as is". .. . Long term tenant occupied and pays $931.. .. Seller will provide 40 year search, and existing survey with affadavit of no change. .. .. Owner is selling 3 properties. .. . If anyone wants could do a package deal. .. .. Don't let this go. .. .Bring your BEST & HIGHEST. .. .

18. 2021-09-06
    listed $79,900 Active 1008-char remark

    Show marketing remark (1008 chars)

    * * * WHAT A GREAT INVESTMENT PROPERTY IN DESIRABLE AREA * * * Long Term Happy tenant wants to stay with her family. .. .House with the Big Lot in the corner of Gardon St. and South Ogden St. Growing neighborhood in closer to South Buffalo. .. .4 BR/ 1 Bath single. .. .. .Water tank, Roof, updated circuit breakers and plumbing in 2016.. .. ., front porch made new 2017.. . Some new flooring and windows. .. .. New water line and sewer line to street to the house was done on 2016.. .. . 2nd floor refinished into a master bedroom with attic space where boiler is located. .. .. Large kitchen, 3 beds & 1st floor laundry for your convenient. .. .. Sewer fee $74 garbage user fee $258.. .Sold "as is". .. . Long term tenant occupied and pays $931.. .. Seller will provide 40 year search, and existing survey with affadavit of no change. .. .. Owner is selling 3 properties. .. . If anyone wants could do a package deal. .. .. Don't let this go. .. .Bring your BEST & HIGHEST. .. .

19. 2020-07-28
    soldstatus $42,500 Closed Sale or Rented

    Show marketing remark (798 chars)

    Growing neighborhood in South side of Buffalo. .. .4 bed room single family home. .. . Solid property. .. . Hot water tank, Roof, updated circuit breakers and plumbing in 2016.. .. ., front porch made new 2017.. . Some new flooring and windows. .. .. New water line and sewer line to street done on 2016.. .. . 2nd floor refinished into a master bedroom with attic space where boiler is located. .. .. Large kitchen, 3 beds & 1st floor laundry for your convenient. .. .. Close to stores and restaurants. .. .. Sewer fee $74 garbage user fee $238.. .. Seller has Insurance policy which is transferable to next person is covering water line, sewer line and landscaping. .. .Sold "as is". .. . Long term tenant occupied and pays $900.. .. Don't let this go. .. . Attractive price. .. .

20. 2020-07-06
    status Under Contract- Do Not Show

    Show marketing remark (798 chars)

    Growing neighborhood in South side of Buffalo. .. .4 bed room single family home. .. . Solid property. .. . Hot water tank, Roof, updated circuit breakers and plumbing in 2016.. .. ., front porch made new 2017.. . Some new flooring and windows. .. .. New water line and sewer line to street done on 2016.. .. . 2nd floor refinished into a master bedroom with attic space where boiler is located. .. .. Large kitchen, 3 beds & 1st floor laundry for your convenient. .. .. Close to stores and restaurants. .. .. Sewer fee $74 garbage user fee $238.. .. Seller has Insurance policy which is transferable to next person is covering water line, sewer line and landscaping. .. .Sold "as is". .. . Long term tenant occupied and pays $900.. .. Don't let this go. .. . Attractive price. .. .

21. 2020-06-10
    listed $49,900 Active

    Show marketing remark (798 chars)

    Growing neighborhood in South side of Buffalo. .. .4 bed room single family home. .. . Solid property. .. . Hot water tank, Roof, updated circuit breakers and plumbing in 2016.. .. ., front porch made new 2017.. . Some new flooring and windows. .. .. New water line and sewer line to street done on 2016.. .. . 2nd floor refinished into a master bedroom with attic space where boiler is located. .. .. Large kitchen, 3 beds & 1st floor laundry for your convenient. .. .. Close to stores and restaurants. .. .. Sewer fee $74 garbage user fee $238.. .. Seller has Insurance policy which is transferable to next person is covering water line, sewer line and landscaping. .. .Sold "as is". .. . Long term tenant occupied and pays $900.. .. Don't let this go. .. . Attractive price. .. .

22. 2020-03-16
    historical
23. 2020-01-07
    status Active
24. 2020-01-06
    price $49,900
25. 2019-11-25
    historical
26. 2019-10-01
    price $53,000
27. 2019-09-16
    listed $68,500 Active
28. 2018-01-17
    status Under Contract- Do Not Show
29. 2018-01-16
    historical
30. 2017-12-12
    price $29,900
31. 2017-08-16
    listed $32,000 Active
32. 2016-01-15
    soldstatus $20,000 Closed Sale or Rented
33. 2015-11-06
    status Pending Sale
34. 2015-09-29
    price $30,000
35. 2015-08-24
    price $37,000
36. 2015-07-27
    price $45,000
37. 2015-07-11
    listed $52,000 Active

ⓘ 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 ≥92°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: $17,302
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,044
• Taxable loss: −$76
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $2,160/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.

Condition & rehab AI · 2 photos

Excellent 95/100 None rehab

This completely renovated single-family home in Kaisertown is move-in ready with new flooring, windows, and a fresh roof, making it an excellent investment property.

Value-add opportunities

• Resale New roof and chimney flashing — Enhances curb appeal and protects against water damage
• Both New flooring throughout — Improves aesthetics and adds value for both resale and rental
• Both New windows — Enhances energy efficiency and adds value for both resale and rental

Renovation cost estimate screening

Value-add ROI direction

• Resale New roof and chimney flashing — Enhances curb appeal and protects against water damage ↑
• Both New flooring throughout — Improves aesthetics and adds value for both resale and rental ↑
• Both New windows — Enhances energy efficiency and adds value for both resale and rental ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 21,631
• Household income: $50,450
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 841.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 25% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Arabic 2%

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: ▲ 8.06%
• Current HPI: 457.3935
• 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

+167.3% since first listed

24 events — show timeline

• 2026-06-05 Price Changed $139,000 WNYREIS
• 2026-05-08 Listed $155,000 WNYREIS
• 2021-12-16 Sold (MLS) $75,000 WNYREIS
• 2021-11-02 Pending — WNYREIS
• 2021-09-06 Listed $79,900 WNYREIS
• 2020-07-28 Sold (MLS) $42,500 WNYREIS
• 2020-07-06 Pending — WNYREIS
• 2020-06-10 Listed $49,900 WNYREIS
• 2020-03-16 Listing Removed — WNYREIS
• 2020-01-07 Relisted — WNYREIS
• 2020-01-06 Price Changed $49,900 WNYREIS
• 2019-11-25 Listing Removed — WNYREIS
• 2019-10-01 Price Changed $53,000 WNYREIS
• 2019-09-16 Listed $68,500 WNYREIS
• 2018-01-17 Pending — WNYREIS
• 2018-01-16 Listing Removed — WNYREIS
• 2017-12-12 Price Changed $29,900 WNYREIS
• 2017-08-16 Listed $32,000 WNYREIS
• 2016-01-15 Sold (MLS) $20,000 WNYREIS
• 2015-11-06 Pending — WNYREIS
• 2015-09-29 Price Changed $30,000 WNYREIS
• 2015-08-24 Price Changed $37,000 WNYREIS
• 2015-07-27 Price Changed $45,000 WNYREIS
• 2015-07-11 Listed $52,000 WNYREIS