55 Remoleno St · Buffalo, NY 14220

$185,000

4 bd · 1.0 ba · 1,679 sqft · SingleFamily public records · 86 Days on market

Built 1920 3,484 sqft lot $110/sqft · 24% below area Est $244k · 24% under ↓ 26% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.3/30.0
• Rent growth +4.4/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 55 Remoleno Street, a charming and well-maintained single-family home in the heart of South Buffalo, one of the city's most beloved and tight-knit communities. Built in 1920 with classic character, this four-bedroom, one-bathroom residence offers a wonderful opportunity to plant roots in a neighborhood that continues to grow in pride. Step inside the vestibule, leading you to the expansive living room. The layout flows into a functional kitchen, 1st floor bedroom, full bath, and mudroom- a practical feature perfect for shedding coats and boots before entering the main living space. Four bedrooms provide flexibility, a home office, or guest space, and off-street parking adds an everyday convenience that is a true asset in any Buffalo neighborhood. The private backyard is ideal for warm-weather entertaining, gardening, or simply unwinding after a long day on a residential street with the friendly atmosphere South Buffalo is known for. When it comes to location, few parts of the city can compete. Cazenovia Park, one of Frederick Law Olmsted's masterworks, is minutes away and offers over 180 acres of mature trees, pedestrian paths, athletic fields, a nine-hole golf course, a splash pad, and Cazenovia Creek running through its heart. Connected via McKinley Parkway, nearby South Park is home to the Buffalo and Erie County Botanical Gardens. Abbott Road and Seneca Street are lined with beloved local spots, including the Blackthorn Restaurant and Pub, Doc Sullivan's, and Wise Guys Pizza. The South Buffalo Irish Festival, held annually at Cazenovia Park, is one of the neighborhood's most celebrated warm-weather traditions. Lake Erie is less than fifteen minutes west, offering waterfront trails, fishing, and scenic sunsets over the water. For commuters, quick access to I-190, I-400, and Route 5 puts downtown Buffalo within easy reach, while the Route 5 bike path connects cyclists directly to the waterfront. Niagara Falls is just a half hour north, making weekend adventures as simple as a short drive. This is South Buffalo living at its best — a home with real character in a community that takes genuine pride in its surroundings.

Key facts

• Functional kitchen
• Waterfront trails
• Off street parking

Tags

• PRIVATE BACKYARD
• OFF STREET PARKING
• FUNCTIONAL KITCHEN
• MUDROOM
• WATERFRONT TRAILS
• ROUTE 5 BIKE PATH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (21.8% below list).
• Recommended offer: $145k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 8.0% in Buffalo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: Rents rising fast (+7.6%/yr); 138 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $144,705 (21.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $243,529
• List price: $185,000
• Delta: -24.03%
• 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
24 Lilac St	0.31mi	4/1.5	1,746 (+4%)	5mo	$150,000	$86	73
29 Allegany St	0.46mi	4/1.0	1,750 (+4%)	2mo	$229,900	$131	70
179 Columbus Ave	0.60mi	3/1.5 (-1)	1,664 (-1%)	2mo	$272,026	$163	62
65 Hammerschmidt Ave	0.52mi	3/1.5 (-1)	1,620 (-4%)	1mo	$195,000	$120	62
1062 Tifft St	0.58mi	4/1.5	1,800 (+7%)	0mo	$180,000	$100	59
123 Unger Ave	0.56mi	3/1.0 (-1)	1,788 (+6%)	4mo	$135,000	$76	54
53 Choate Ave	0.73mi	3/1.0 (-1)	1,599 (-5%)	1mo	$198,000	$124	52
64 Alsace Ave	0.67mi	4/1.5	1,824 (+9%)	1mo	$360,000	$197	51
29 Pomona Pl	0.68mi	3/1.0 (-1)	1,771 (+6%)	4mo	$91,000	$51	51
126 Lockwood Ave	0.71mi	5/1.5 (+1)	1,809 (+8%)	1mo	$220,300	$122	46
30 Amber St	0.71mi	3/1.0 (-1)	1,515 (-10%)	1mo	$196,000	$129	45
66 Choate Ave	0.71mi	4/1.5	1,449 (-14%)	2mo	$245,066	$169	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 · 7.62% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.39×
• Total profit: $-31,535
• Equity at exit: $27,584

10-year hold

• IRR: -1.6%
• Equity multiple: 0.87×
• Total profit: $-6,685
• Equity at exit: $15,995

Cash invested: $51,800 (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 14220

• Home prices YoY: -26.7%
• Rents YoY: 7.6%
• Active inventory: 138
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-135

Break-even live

Break-even rent $1,618

Max offer price $165,418

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-71	+0% $-135	+5% $-199	+10% $-263
Rent	-10% $-250	-5% $-192	+0% $-135	+5% $-78	+10% $-21
Rate	-1.0pp $-42	-0.5pp $-88	base $-135	+0.5pp $-183	+1.0pp $-232

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	12d	1	0.13mi
700 Hopkins St Buffalo, NY	3.0	1.0	1100	$1,225	$1.11	16d	1	0.40mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	4d	1	0.50mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	3d	1	0.55mi
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	16d	1	0.60mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	25d	1	0.62mi
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	0.74mi
74 Woodside Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$1,510	$1.21	3d	1	0.90mi
23 Indian Orchard Pl Unit Lower Buffalo, NY	3.0	1.0	1200	$1,250	$1.04	45d	1	1.12mi
102 Wildwood Pl Unit 1 Buffalo, NY	3.0	1.0	1100	$1,250	$1.14	18d	1	1.38mi
901 S Park Ave Unit Lower Buffalo, NY	4.0	1.0	1729	$1,600	$0.93	25d	1	1.43mi

Listing history 5 events

1. 2026-04-09
   price $185,000 2173-char remark

   Show marketing remark (2173 chars)

   Welcome to 55 Remoleno Street, a charming and well-maintained single-family home in the heart of South Buffalo, one of the city's most beloved and tight-knit communities. Built in 1920 with classic character, this four-bedroom, one-bathroom residence offers a wonderful opportunity to plant roots in a neighborhood that continues to grow in pride. Step inside the vestibule, leading you to the expansive living room. The layout flows into a functional kitchen, 1st floor bedroom, full bath, and mudroom- a practical feature perfect for shedding coats and boots before entering the main living space. Four bedrooms provide flexibility, a home office, or guest space, and off-street parking adds an everyday convenience that is a true asset in any Buffalo neighborhood. The private backyard is ideal for warm-weather entertaining, gardening, or simply unwinding after a long day on a residential street with the friendly atmosphere South Buffalo is known for. When it comes to location, few parts of the city can compete. Cazenovia Park, one of Frederick Law Olmsted's masterworks, is minutes away and offers over 180 acres of mature trees, pedestrian paths, athletic fields, a nine-hole golf course, a splash pad, and Cazenovia Creek running through its heart. Connected via McKinley Parkway, nearby South Park is home to the Buffalo and Erie County Botanical Gardens. Abbott Road and Seneca Street are lined with beloved local spots, including the Blackthorn Restaurant and Pub, Doc Sullivan's, and Wise Guys Pizza. The South Buffalo Irish Festival, held annually at Cazenovia Park, is one of the neighborhood's most celebrated warm-weather traditions. Lake Erie is less than fifteen minutes west, offering waterfront trails, fishing, and scenic sunsets over the water. For commuters, quick access to I-190, I-400, and Route 5 puts downtown Buffalo within easy reach, while the Route 5 bike path connects cyclists directly to the waterfront. Niagara Falls is just a half hour north, making weekend adventures as simple as a short drive. This is South Buffalo living at its best — a home with real character in a community that takes genuine pride in its surroundings.

2. 2026-03-05
   listed $205,000 Active 2173-char remark

   Show marketing remark (2173 chars)

   Welcome to 55 Remoleno Street, a charming and well-maintained single-family home in the heart of South Buffalo, one of the city's most beloved and tight-knit communities. Built in 1920 with classic character, this four-bedroom, one-bathroom residence offers a wonderful opportunity to plant roots in a neighborhood that continues to grow in pride. Step inside the vestibule, leading you to the expansive living room. The layout flows into a functional kitchen, 1st floor bedroom, full bath, and mudroom- a practical feature perfect for shedding coats and boots before entering the main living space. Four bedrooms provide flexibility, a home office, or guest space, and off-street parking adds an everyday convenience that is a true asset in any Buffalo neighborhood. The private backyard is ideal for warm-weather entertaining, gardening, or simply unwinding after a long day on a residential street with the friendly atmosphere South Buffalo is known for. When it comes to location, few parts of the city can compete. Cazenovia Park, one of Frederick Law Olmsted's masterworks, is minutes away and offers over 180 acres of mature trees, pedestrian paths, athletic fields, a nine-hole golf course, a splash pad, and Cazenovia Creek running through its heart. Connected via McKinley Parkway, nearby South Park is home to the Buffalo and Erie County Botanical Gardens. Abbott Road and Seneca Street are lined with beloved local spots, including the Blackthorn Restaurant and Pub, Doc Sullivan's, and Wise Guys Pizza. The South Buffalo Irish Festival, held annually at Cazenovia Park, is one of the neighborhood's most celebrated warm-weather traditions. Lake Erie is less than fifteen minutes west, offering waterfront trails, fishing, and scenic sunsets over the water. For commuters, quick access to I-190, I-400, and Route 5 puts downtown Buffalo within easy reach, while the Route 5 bike path connects cyclists directly to the waterfront. Niagara Falls is just a half hour north, making weekend adventures as simple as a short drive. This is South Buffalo living at its best — a home with real character in a community that takes genuine pride in its surroundings.

3. 2025-12-17
   historical
4. 2025-10-01
   price $230,000
5. 2025-09-18
   listed $250,000 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 6/10 Major FEMA zone X (shaded) · 72% 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: $17,365
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$5,382
• Taxable loss: −$4,858
• Est. tax savings @ 24.0%: +$1,166
• After-tax cash flow: $-458/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): 24,428
• Household income: $70,963
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 602.0

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 White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 10% Cuban 1%
• Common ancestry: Romanian 16% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 4% · Canada, Jamaica, China
• Languages at home: 90% English-only · 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: ▼ -146.29%
• Current HPI: 402.5053
• Rent YoY: ▲ 7.62%
• 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

-26.0% since first listed

5 events — show timeline

• 2026-04-09 Price Changed $185,000 UNYREIS
• 2026-03-05 Listed $205,000 UNYREIS
• 2025-12-17 Listing Removed — WNYREIS
• 2025-10-01 Price Changed $230,000 WNYREIS
• 2025-09-18 Listed $250,000 WNYREIS

Property tax history

+3.2%/yr

Latest (2025): $347 · +0.0% YoY. Source: county tax records.