930 Kensington Ave · Buffalo, NY 14215

$119,900

3 bd · 1.0 ba · 1,401 sqft · SingleFamily public records · 9 Days on market

Built 1920 3,220 sqft lot $86/sqft · 17% below area Est $144k · 17% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 3 bedroom single family home with shared driveway.

Key facts

• Easy access
• Shared driveway
• 3,220 sq ft lot

Tags

• SHARED DRIVEWAY
• EASY ACCESS

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical panel
• Home design: Single-story building (interior includes second-floor bedrooms); Existing structure
• Construction: Wood siding; PEX plumbing; Block foundation; Asphalt roof
• Exterior features: Concrete driveway; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 28 x 115

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms (all on the second floor)
• Flooring: Carpet; Tile; Vinyl; Varied flooring
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Accessible doors; Partially furnished; Separate/formal dining room
• Laundry & utility: Laundry room in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 10.5% 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: Rents flat; 237 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 38% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $53k; list at $120k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1920 — 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: 1.20% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

• ARV (median comp): $143,882
• List price: $119,900
• Delta: 7.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Elmer Ave	0.08mi	4/1.0 (+1)	1,327 (-5%)	0mo	$170,000	$128	82
84 Elmer Ave	0.17mi	3/1.0	1,510 (+8%)	1mo	$125,000	$83	78
597 Norfolk Ave	0.31mi	3/1.0	1,490 (+6%)	4mo	$160,000	$107	72
59 Martha Ave	0.43mi	3/1.0	1,282 (-8%)	1mo	$149,000	$116	65
461 Stockbridge Ave	0.59mi	3/1.0	1,336 (-5%)	4mo	$96,500	$72	61
153 Stockbridge Ave	0.39mi	3/1.0	1,248 (-11%)	3mo	$150,000	$120	61
157 Roosevelt Ave	0.63mi	4/2.0 (+1)	1,394 (-0%)	4mo	$200,000	$143	58
353 Warwick Ave	0.42mi	3/1.0	1,611 (+15%)	1mo	$161,800	$100	54
496 Berkshire Ave	0.63mi	3/1.0	1,266 (-10%)	1mo	$125,000	$99	54
90 Alma Ave	0.63mi	2/2.0 (-1)	1,360 (-3%)	3mo	$105,000	$77	54
190 Victoria Ave	0.63mi	4/1.5 (+1)	1,305 (-7%)	0mo	$200,000	$153	52
176 Lasalle Ave	0.74mi	4/2.0 (+1)	1,601 (+14%)	2mo	$270,000	$169	31

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 · 0.67% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.12×
• Total profit: $4,192
• Equity at exit: $17,877

10-year hold

• IRR: 10.7%
• Equity multiple: 1.75×
• Total profit: $25,289
• Equity at exit: $10,367

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 14215

• Home prices YoY: -30.0%
• Rents YoY: 0.7%
• Active inventory: 237
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$629
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $423

Break-even live

Break-even rent $898

Max offer price $119,900

Occupancy floor 65%

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 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	44d	1	0.21mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	1d	1	0.52mi
220 Dartmouth Ave Buffalo, NY	2.0	1.0	1000	$1,100	$1.10	23d	1	0.57mi
90 Sussex St Unit 2 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	44d	1	0.66mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	0.70mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	14d	1	0.70mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	44d	1	0.74mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	10d	1	0.74mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,291	$2.24	1d	10	0.77mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	44d	1	0.77mi
92 Lasalle Ave Unit 1 Buffalo, NY	2.0	1.0	1000	$1,150	$1.15	44d	1	0.81mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	23d	1	0.81mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	44d	1	0.81mi
71 Gerald Ave Buffalo, NY	2.0	1.0	1773	$1,100	$0.62	44d	1	0.89mi
40 Lisbon Ave Unit Upper Buffalo, NY	2.0	1.0	1057	$1,500	$1.42	11d	1	0.94mi
26 Custer St Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	44d	1	1.05mi
76 Vernon Pl Unit Upper Buffalo, NY	3.0	1.0	1190	$1,595	$1.34	14d	1	1.14mi
76 Vernon Pl Unit Lower Buffalo, NY	3.0	1.0	1190	$1,445	$1.21	14d	1	1.14mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	44d	1	1.16mi
216 Newburgh Ave Buffalo, NY	2.0	1.0	1690	$1,150	$0.68	23d	1	1.20mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	44d	1	1.22mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	1d	1	1.27mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	3d	1	1.42mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	3d	1	1.43mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	44d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $119,900 Active 9 DOM
2. 2026-06-17
   days on market $119,900 Active 8 DOM
3. 2026-06-16
   days on market $119,900 Active 7 DOM
4. 2026-06-15
   days on market $119,900 Active 6 DOM
5. 2026-06-13
   days on market $119,900 Active 4 DOM
6. 2026-06-13
   days on market $119,900 Active 3 DOM
7. 2026-06-10
   pricestatusdays on marketlisting id $119,900 Active 1 DOM
8. 2026-05-05
   price $154,988 1096-char remark
9. 2026-04-01
   listed $159,988 Active 1096-char remark
10. 2019-08-02
    soldstatus $53,000 Closed Sale or Rented 66-char remark

    Show marketing remark (66 chars)

    Well maintained 3 bedroom single family home with shared driveway.

11. 2019-05-30
    status Under Contract- Do Not Show 66-char remark

    Show marketing remark (66 chars)

    Well maintained 3 bedroom single family home with shared driveway.

12. 2019-05-29
    listed $54,900 Active 66-char remark

    Show marketing remark (66 chars)

    Well maintained 3 bedroom single family home with shared driveway.

13. 2018-02-28
    soldstatus $40,000
14. 2015-01-23
    soldstatus $90,000
15. 2012-06-22
    listed $32,900
16. 2006-01-04
    soldstatus $100,000
17. 1994-11-02
    soldstatus $13,500

ⓘ 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: $367 · $31/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$830/yr (+$69/mo · 226.4%)

ⓘ 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: $17,203
• − Mortgage interest: −$6,716
• − Property taxes: −$367
• − Insurance: −$600
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$3,488
• Taxable income: $3,280
• Est. tax owed @ 24.0%: −$787
• After-tax cash flow: $4,292/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): 42,524
• Household income: $44,955
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2873.0

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 (67%)
• Race & ethnicity: Black 67% White 15% Asian 7% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 4% 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: ▼ -126.29%
• Current HPI: 295.2966
• Rent YoY: ▲ 0.67%
• 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

+788.1% since first listed

12 events — show timeline

• 2026-06-09 Listed $119,900 WNYREIS
• 2026-05-19 Listing Removed — WNYREIS
• 2026-05-05 Price Changed $154,988 WNYREIS
• 2026-04-01 Listed $159,988 WNYREIS
• 2019-08-02 Sold (MLS) $53,000 WNYREIS
• 2019-05-30 Pending — WNYREIS
• 2019-05-29 Listed $54,900 WNYREIS
• 2018-02-28 Sold (Public Records) $40,000 Public Records
• 2015-01-23 Sold (Public Records) $90,000 Public Records
• 2012-06-22 Listed $32,900 WNYREIS
• 2006-01-04 Sold (Public Records) $100,000 Public Records
• 1994-11-02 Sold (Public Records) $13,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $367 · +67.7% YoY. Source: county tax records.