165 Glenwood Ave · Buffalo, NY 14208

$99,900

3 bd · 1.5 ba · 1,208 sqft · SingleFamily public records · 27 Days on market

Built 1900 5,390 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly updated single family house that is ready to move in! This was tenant occupied for much of the time and could be a great investment opportunity or owner occupied. Don't miss out, owner say's "SELL IT"!

Key facts

• Close to schools
• Close to shopping
• 5,390 sq ft lot

Tags

• MULTI-FAMILY PROPERTY
• FIRST-FLOOR LAUNDRY AREA
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO PUBLIC TRANSPORTATION
• CLOSE TO MAJOR HIGHWAYS

Property features AI

Finance

• HOA & community: Trails/paths in the community

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: Single-story designation listed; Existing construction; Entry level main floor
• Construction: Vinyl siding; Asphalt roof; Pillar/post/pier foundation; PEX plumbing
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Four bedrooms total — three on the second floor and one on the main level
• Flooring: Tile; Vinyl; Varies
• Bathrooms: Two full bathrooms total — one on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Accessible doors; Partially furnished; Separate/formal dining room; Bedroom on main level
• Laundry & utility: Main level laundry; Gas water heater

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$223,480) 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/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: 54 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,852/mo this rent would consume 46% of the median local household income ($48k/yr) (locally 723% 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $54k; list at $100k 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.85% ✓
• Cap rate: 15.57%
• Cash-on-cash: 33.14%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $223,480
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Chester St	0.16mi	3/1.5	1,300 (+8%)	2mo	$250,000	$192	78
119 Purdy St	0.16mi	4/2.0 (+1)	1,269 (+5%)	18mo	$150,000	$118	62
86 Verplanck St	0.19mi	4/1.5 (+1)	1,258 (+4%)	22mo	$115,000	$91	61
1319 Michigan Ave	0.26mi	3/1.5	1,301 (+8%)	22mo	$155,000	$119	57
1274 Michigan Ave	0.34mi	3/1.5	1,152 (-5%)	23mo	$213,000	$185	57
770 W Ferry St, #35	0.71mi	3/2.5	1,330 (+10%)	2mo	$479,000	$360	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.18×
• Total profit: $33,043
• Equity at exit: $14,895

10-year hold

• IRR: 35.8%
• Equity multiple: 4.30×
• Total profit: $92,243
• Equity at exit: $8,638

Cash invested: $27,972 (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 14208

• Home prices YoY: -3.4%
• Active inventory: 54
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $773

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 53%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Chester St Unit 1 Buffalo, NY	3.0	1.0	1100	$1,000	$0.91	14d	1	0.18mi
19 E Utica St Unit 203 Buffalo, NY	2.0	1.0	850	$1,300	$1.53	14d	1	0.31mi
88 W Utica St Unit 1 Buffalo, NY	3.0	2.0	990	$2,150	$2.17	2d	1	0.53mi
88 W Utica St Unit 1 Buffalo, NY	3.0	2.0	990	$2,150	$2.17	14d	1	0.53mi
1165 Delaware Ave Buffalo, NY	1.0–2.0	1.0	658	$1,250	$1.90	43d	1	0.55mi
1145 Michigan Ave Buffalo, NY	2.0	1.0–2.0	655	$2,049	$3.13	43d	1	0.55mi
1040 Delaware Ave Buffalo, NY	1.0–2.0	1.0	687	$1,500	$2.18	3d	4	0.60mi
102 Florida St Buffalo, NY	3.0	1.0	1296	$1,650	$1.27	43d	1	0.62mi
1155 Main St Buffalo, NY	2.0	1.0–2.0	592	$2,300	$3.88	43d	1	0.62mi
1786 Main St Unit 104 Buffalo, NY	2.0	2.0	1256	$1,875	$1.49	43d	1	0.63mi
1786 Main St Unit 103 Buffalo, NY	2.0	1.5	1110	$1,677	$1.51	43d	1	0.63mi
104 Butler Ave Buffalo, NY	3.0	1.0	1000	$1,400	$1.40	43d	1	0.63mi
916 Delaware Ave Buffalo, NY	2.0	1.0	750	$1,625	$2.17	3d	9	0.67mi
1152 Main St Apt 3 Buffalo, NY	3.0	1.0	1000	$2,400	$2.40	14d	1	0.67mi
130 Linwood Ave Buffalo, NY	2.0	1.0	900	$1,900	$2.11	23d	1	0.71mi
888 Delaware Ave Buffalo, NY	2.0	1.0–2.0	899	$2,440	$2.71	23d	1	0.72mi
1310 Delaware Ave Buffalo, NY	2.0	1.0	684	$1,275	$1.86	43d	1	0.72mi
238 Oxford Ave Unit Upper Buffalo, NY	3.0	1.0	1100	$1,600	$1.45	23d	1	0.73mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	14d	1	0.76mi
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	3d	1	0.81mi
19 North St Buffalo, NY	2.0	1.0–2.0	1306	$2,910	$2.23	10d	7	0.86mi
983 Michigan Ave Buffalo, NY	2.0	1.0–2.0	804	$3,202	$3.98	1d	58	0.89mi
569 Elmwood Ave Buffalo, NY	2.0	1.0	1500	$1,750	$1.17	11d	1	0.90mi
40 North St Unit 306 Buffalo, NY	2.0	1.5	1125	$1,950	$1.73	43d	1	0.91mi
685 Auburn Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,750	$1.46	14d	1	0.93mi
685 Auburn Ave Buffalo, NY	2.0	1.0	1200	$1,600	$1.33	44d	1	0.93mi
305 W Utica St Unit B302 Buffalo, NY	2.0	2.0	1180	$2,060	$1.75	14d	1	0.97mi
664 Auburn Ave Unit 2 Buffalo, NY	2.0	1.0	900	$2,200	$2.44	43d	1	0.99mi
213 Summer St Unit 3 Buffalo, NY	2.0	1.0	1020	$2,450	$2.40	21d	1	1.00mi
344 Elmwood Ave Unit 3rd floor Buffalo, NY	2.0	1.0	1000	$1,400	$1.40	23d	1	1.02mi
75 Inwood Pl Unit Lower Buffalo, NY	2.0	1.0	1175	$1,550	$1.32	43d	1	1.02mi
118 Ashland Ave Buffalo, NY	3.0	1.0	1326	$1,850	$1.40	14d	1	1.05mi
217 Norwood Ave Apt 1 Buffalo, NY	2.0	1.0	1500	$2,700	$1.80	43d	1	1.07mi
346 Bryant St Buffalo, NY	2.0	1.0	792	$1,834	$2.32	2d	1	1.08mi
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	14d	1	1.09mi
484 Ashland Ave Unit 9 Buffalo, NY	2.0	1.0	800	$1,250	$1.56	23d	1	1.10mi
1560 Delaware Ave Unit 1 Buffalo, NY	3.0	1.0	1000	$2,800	$2.80	23d	1	1.10mi
31 Norwood Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,950	$1.95	11d	1	1.15mi
273 Richmond Ave Buffalo, NY	1.0–2.0	1.0–1.5	789	$1,819	$2.31	23d	1	1.15mi
44 N Pearl St #5 Buffalo, NY	3.0	1.0	1200	$2,400	$2.00	43d	1	1.16mi

Listing history 24 events

1. 2026-06-18
   days on market $99,900 Active 27 DOM
2. 2026-06-17
   days on market $99,900 Active 26 DOM
3. 2026-06-16
   days on market $99,900 Active 25 DOM
4. 2026-06-15
   days on market $99,900 Active 24 DOM
5. 2026-06-13
   days on market $99,900 Active 22 DOM
6. 2026-06-13
   days on market $99,900 Active 21 DOM
7. 2026-06-10
   days on market $99,900 Active 19 DOM
8. 2026-06-09
   days on market $99,900 Active 18 DOM
9. 2026-06-08
   days on market $99,900 Active 17 DOM
10. 2026-06-07
    days on market $99,900 Active 16 DOM
11. 2026-06-03
    days on market $99,900 Active 12 DOM
12. 2026-06-02
    days on market $99,900 Active 11 DOM
13. 2026-06-01
    days on market $99,900 Active 10 DOM
14. 2026-05-31
    days on market $99,900 Active 9 DOM
15. 2026-05-22
    listed $99,900 Active
16. 2024-08-06
    historical
17. 2024-02-16
    price $100,000
18. 2024-02-07
    listed $120,000 Active
19. 2020-07-22
    soldstatus $54,000
20. 2020-07-10
    soldstatus $54,000 Closed Sale or Rented 218-char remark

    Show marketing remark (218 chars)

    Newly updated single family house that is ready to move in! This was tenant occupied for much of the time and could be a great investment opportunity or owner occupied. Don't miss out, owner say's "SELL IT"!

21. 2020-03-03
    status Pending Sale 218-char remark

    Show marketing remark (218 chars)

    Newly updated single family house that is ready to move in! This was tenant occupied for much of the time and could be a great investment opportunity or owner occupied. Don't miss out, owner say's "SELL IT"!

22. 2020-02-27
    status Under Contract- Do Not Show 218-char remark

    Show marketing remark (218 chars)

    Newly updated single family house that is ready to move in! This was tenant occupied for much of the time and could be a great investment opportunity or owner occupied. Don't miss out, owner say's "SELL IT"!

23. 2020-02-12
    price $59,000 218-char remark

    Show marketing remark (218 chars)

    Newly updated single family house that is ready to move in! This was tenant occupied for much of the time and could be a great investment opportunity or owner occupied. Don't miss out, owner say's "SELL IT"!

24. 2020-01-24
    listed $62,000 Active 218-char remark

    Show marketing remark (218 chars)

    Newly updated single family house that is ready to move in! This was tenant occupied for much of the time and could be a great investment opportunity or owner occupied. Don't miss out, owner say's "SELL IT"!

ⓘ 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 ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,221
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$2,906
• Taxable income: $8,166
• Est. tax owed @ 24.0%: −$1,960
• After-tax cash flow: $7,311/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): 12,572
• Household income: $48,476
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 723.0

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 (72%)
• Race & ethnicity: Black 72% White 15% Asian 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Italian 1% Hispanic 0%
• Foreign-born: 7% · Canada, South Korea, Philippines
• Languages at home: 89% English-only · Other Indo-European 3% Spanish 2% French/Haitian/Cajun 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: ▼ -16.37%
• Current HPI: 459.2084
• 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

+61.1% since first listed

10 events — show timeline

• 2026-05-22 Listed $99,900 WNYREIS
• 2024-08-06 Listing Removed — WNYREIS
• 2024-02-16 Price Changed $100,000 WNYREIS
• 2024-02-07 Listed $120,000 WNYREIS
• 2020-07-22 Sold (Public Records) $54,000 Public Records
• 2020-07-10 Sold (MLS) $54,000 WNYREIS
• 2020-03-03 Pending — WNYREIS
• 2020-02-27 Pending — WNYREIS
• 2020-02-12 Price Changed $59,000 WNYREIS
• 2020-01-24 Listed $62,000 WNYREIS

Property tax history

+8.3%/yr

Latest (2025): $168 · +0.0% YoY. Source: county tax records.