114 Newfield St · Buffalo, NY 14207

$149,900

3 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 80 Days on market

Built 1915 3,210 sqft lot $109/sqft · 26% below area Est $203k · 26% under

---

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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +4.9/10.0
• 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 114 Newfield Street in the City of Buffalo! This 3-bedroom, 1 full bath single-family home offers a great opportunity for both owner-occupants and investors. The property features low-maintenance vinyl siding, solid mechanicals, a full basement, and an attic providing additional storage or potential space. Currently tenant-occupied at $1,085 per month, offering immediate income potential. Conveniently located near public transportation, shopping, dining, and other everyday amenities. A solid value with strong upside in a convenient location!

Key facts

• Full basement
• 3,210 sq ft lot
• Built 1915

Tags

• LOW MAINTENANCE VINYL SIDING
• FULL BASEMENT

🏷️ Possibly a rental listed for sale. The $149,900 price doesn't fit this home's estimated sale value (~$203,274) 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 $150k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (1.2% below list).
• Recommended offer: $141k (6.0% 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: Rents rising fast (+8.2%/yr); 197 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 45% of the median local income ($40k/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 $1k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $150k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 0.99% ✗
• Cap rate: 8.62%
• Cash-on-cash: 8.32%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (median comp): $203,274
• List price: $149,900
• Delta: -26.26%
• 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
50 Philadelphia St	0.09mi	3/1.5	1,276 (-8%)	1mo	$155,000	$121	80
280 Esser Ave	0.21mi	3/1.0	1,283 (-7%)	3mo	$175,000	$136	76
136 Newfield St	0.04mi	3/1.5	1,198 (-13%)	2mo	$167,000	$139	73
136 Crowley Ave	0.51mi	4/1.0 (+1)	1,394 (+1%)	2mo	$100,000	$72	68
62 Chadduck Ave	0.29mi	3/1.0	1,240 (-10%)	2mo	$155,000	$125	68
186 Crowley Ave	0.43mi	4/2.0 (+1)	1,333 (-3%)	2mo	$215,000	$161	63
38 Wyandotte Ave	0.20mi	4/1.0 (+1)	1,200 (-13%)	2mo	$150,000	$125	63
88 Huetter Ave Ave	0.68mi	3/1.5	1,317 (-5%)	1mo	$250,000	$190	58
502 W Hazeltine Ave	0.43mi	4/2.0 (+1)	1,481 (+7%)	1mo	$248,000	$167	58
107 Ullman St	0.41mi	4/2.0 (+1)	1,258 (-9%)	3mo	$118,000	$94	55
10 Rebecca Park	0.74mi	3/2.0	1,490 (+8%)	4mo	$275,000	$185	45
430 Washington Ave	0.71mi	3/2.0	1,233 (-11%)	1mo	$217,000	$176	44

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,997
• Equity at exit: $22,351

10-year hold

• IRR: 14.9%
• Equity multiple: 2.45×
• Total profit: $60,936
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$786
• Tax from tax record: −$31 /mo · $370/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $291

Break-even live

Break-even rent $1,113

Max offer price $149,900

Occupancy floor 75%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	14d	1	0.14mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	2d	1	0.31mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	2d	1	0.33mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	24d	1	0.40mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	3d	1	0.45mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	24d	1	0.47mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.73mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	44d	1	0.81mi
52 Greeley St Unit Upper Buffalo, NY	2.0	1.0	1804	$1,000	$0.55	24d	1	0.99mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	1.02mi
172 Tremont Ave Kenmore, NY	3.0	1.5	1569	$2,500	$1.59	10d	1	1.12mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	24d	1	1.19mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	10d	1	1.25mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	44d	1	1.28mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	24d	1	1.31mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	24d	1	1.42mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	24d	1	1.43mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	2d	1	1.45mi
2522 Delaware Ave Buffalo, NY	3.0	1.0	1150	$1,625	$1.41	2d	1	1.47mi
2514 Delaware Ave Unit 1 Buffalo, NY	3.0	1.0	1620	$1,650	$1.02	2d	1	1.47mi
52 Somerton Ave Unit Upper Buffalo, NY	2.0	1.0	900	$1,200	$1.33	24d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $149,900 Active 80 DOM
2. 2026-06-17
   days on market $149,900 Active 79 DOM
3. 2026-06-16
   days on market $149,900 Active 78 DOM
4. 2026-06-15
   days on market $149,900 Active 77 DOM
5. 2026-06-13
   days on market $149,900 Active 75 DOM
6. 2026-06-13
   days on market $149,900 Active 74 DOM
7. 2026-06-10
   days on market $149,900 Active 72 DOM
8. 2026-06-09
   days on market $149,900 Active 71 DOM
9. 2026-06-08
   days on market $149,900 Active 70 DOM
10. 2026-06-07
    pricedays on market $149,900 Active 69 DOM
11. 2026-06-03
    days on market $179,400 Active 65 DOM
12. 2026-06-02
    days on market $179,400 Active 64 DOM
13. 2026-06-01
    days on market $179,400 Active 63 DOM
14. 2026-05-31
    days on market $179,400 Active 62 DOM
15. 2026-04-17
    price $179,400 558-char remark

    Show marketing remark (558 chars)

    Welcome to 114 Newfield Street in the City of Buffalo! This 3-bedroom, 1 full bath single-family home offers a great opportunity for both owner-occupants and investors. The property features low-maintenance vinyl siding, solid mechanicals, a full basement, and an attic providing additional storage or potential space. Currently tenant-occupied at $1,085 per month, offering immediate income potential. Conveniently located near public transportation, shopping, dining, and other everyday amenities. A solid value with strong upside in a convenient location!

16. 2026-03-30
    listed $179,900 Active 558-char remark

    Show marketing remark (558 chars)

    Welcome to 114 Newfield Street in the City of Buffalo! This 3-bedroom, 1 full bath single-family home offers a great opportunity for both owner-occupants and investors. The property features low-maintenance vinyl siding, solid mechanicals, a full basement, and an attic providing additional storage or potential space. Currently tenant-occupied at $1,085 per month, offering immediate income potential. Conveniently located near public transportation, shopping, dining, and other everyday amenities. A solid value with strong upside in a convenient location!

17. 2016-01-25
    soldstatus $30,000 Closed Sale or Rented 272-char remark

    Show marketing remark (272 chars)

    3 bedroom single in Riverside. Monthly rent is $700 to tenant who wants to stay. Newer roof, vinyl siding, nice backyard, full front porch, circuit breaker, decent mechanics. Seller has 4 other homes in Riverside that could sell as package, ML B484345,484342,484337,484331

18. 2015-11-19
    status Pending Sale 272-char remark

    Show marketing remark (272 chars)

    3 bedroom single in Riverside. Monthly rent is $700 to tenant who wants to stay. Newer roof, vinyl siding, nice backyard, full front porch, circuit breaker, decent mechanics. Seller has 4 other homes in Riverside that could sell as package, ML B484345,484342,484337,484331

19. 2015-09-23
    price $39,900 272-char remark

    Show marketing remark (272 chars)

    3 bedroom single in Riverside. Monthly rent is $700 to tenant who wants to stay. Newer roof, vinyl siding, nice backyard, full front porch, circuit breaker, decent mechanics. Seller has 4 other homes in Riverside that could sell as package, ML B484345,484342,484337,484331

20. 2015-09-04
    listed $41,900 Active 272-char remark

    Show marketing remark (272 chars)

    3 bedroom single in Riverside. Monthly rent is $700 to tenant who wants to stay. Newer roof, vinyl siding, nice backyard, full front porch, circuit breaker, decent mechanics. Seller has 4 other homes in Riverside that could sell as package, ML B484345,484342,484337,484331

ⓘ 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: $370 · $31/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$1,082/yr (+$90/mo · 292.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,777
• − Mortgage interest: −$8,397
• − Property taxes: −$370
• − Insurance: −$750
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$4,361
• Taxable income: $1,056
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $3,238/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

+328.2% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $179,400 WNYREIS
• 2026-03-30 Listed $179,900 WNYREIS
• 2016-01-25 Sold (MLS) $30,000 WNYREIS
• 2015-11-19 Pending — WNYREIS
• 2015-09-23 Price Changed $39,900 WNYREIS
• 2015-09-04 Listed $41,900 WNYREIS

Property tax history

+6.2%/yr

Latest (2025): $370 · +0.0% YoY. Source: county tax records.