43 Midway Ave · Buffalo, NY 14215

$139,900

3 bd · 1.0 ba · 1,137 sqft · SingleFamily public records · 16 Days on market

Built 1925 3,051 sqft lot Est $151k · 7% under

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Why this score? — see what drove the C+ 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 +25.0/30.0
• ARV discount +10.9/15.0
• DSCR +8.1/10.0
• 1% rule +5.2/10.0
• 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

Cozy 3 bedroom house located on a quite one block, one way street minutes from ECMC, UB South, VA Hospital and the express way. The house has hardwood floors through out, large kitchen and dining room. Windows, attic/crawl space insulation, weatherization, hard wired CO2/Smoke detector in basement, chimney relined all done in 2010, hot water tank replaced in the last 3 years. Can get upto $800 in rent.

Key facts

• Inviting kitchen
• Private back yard
• Natural light

Tags

• SPACIOUS LIVING AREAS
• UPDATED FEATURES
• NATURAL LIGHT
• FUNCTIONAL LAYOUT
• INVITING KITCHEN
• PRIVATE BACK YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story property; Existing construction
• Construction: Block foundation; Block and concrete construction with vinyl siding; Shingle roof
• Exterior features: Concrete driveway; Irregular lot; Near public transit; Lot dimensions approximately 52 x 58

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 7 rooms (includes bedroom count within total rooms)
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Full basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% 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.
• 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 flat; 239 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $70k; list at $140k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.02% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $151,221
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Fennimore Ave	0.42mi	3/1.0	1,100 (-3%)	3mo	$115,000	$105	72
153 Stockbridge Ave	0.32mi	3/1.0	1,248 (+10%)	3mo	$150,000	$120	66
223 Phyllis Ave	0.57mi	3/1.0	1,082 (-5%)	0mo	$68,500	$63	65
340 Shirley Ave	0.44mi	3/1.0	1,056 (-7%)	3mo	$140,000	$133	65
165 Davidson Ave	0.43mi	3/1.0	1,056 (-7%)	4mo	$145,000	$137	65
496 Berkshire Ave	0.35mi	3/1.0	1,266 (+11%)	1mo	$125,000	$99	64
601 Lasalle Ave	0.53mi	4/1.0 (+1)	1,188 (+4%)	1mo	$165,000	$139	62
492 Hewitt Ave	0.56mi	3/1.0	1,065 (-6%)	2mo	$241,000	$226	62
59 Martha Ave	0.36mi	3/1.0	1,282 (+13%)	1mo	$149,000	$116	61
322 Phyllis Ave	0.74mi	2/1.0 (-1)	1,098 (-3%)	0mo	$175,000	$159	54
622 Lasalle Ave	0.57mi	4/1.0 (+1)	1,258 (+11%)	3mo	$115,000	$91	48
226 Olympic Ave	0.70mi	3/2.0	1,223 (+8%)	6mo	$195,000	$159	46

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-6,631
• Equity at exit: $20,860

10-year hold

• IRR: 2.4%
• Equity multiple: 1.16×
• Total profit: $6,123
• Equity at exit: $12,096

Cash invested: $39,172 (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: 239
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$734
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $304

Break-even live

Break-even rent $1,037

Max offer price $139,900

Occupancy floor 74%

Sensitivity live

Price	-10% $383	-5% $344	+0% $304	+5% $264	+10% $225
Rent	-10% $192	-5% $248	+0% $304	+5% $360	+10% $416
Rate	-1.0pp $375	-0.5pp $340	base $304	+0.5pp $268	+1.0pp $231

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	45d	1	0.30mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	3d	1	0.31mi
220 Dartmouth Ave Buffalo, NY	2.0	1.0	1000	$1,100	$1.10	25d	1	0.40mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	12d	1	0.50mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	16d	1	0.60mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	45d	1	0.65mi
190 Manhattan Ave Buffalo, NY	2.0	1.0	724	$1,200	$1.66	45d	1	0.66mi
507 Lisbon Ave Unit 2 Buffalo, NY	2.0	1.0	850	$1,050	$1.24	45d	1	0.67mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	25d	1	0.71mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	45d	1	0.71mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,291	$2.24	3d	10	0.79mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	45d	1	0.80mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	45d	1	0.80mi
92 Lasalle Ave Unit 1 Buffalo, NY	2.0	1.0	1000	$1,150	$1.15	45d	1	0.81mi
2939 Main St Buffalo, NY	1.0–2.0	1.0–2.0	562	$1,999	$3.55	5d	1	0.86mi
90 Sussex St Unit 2 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	45d	1	0.88mi
40 Lisbon Ave Unit Upper Buffalo, NY	2.0	1.0	1057	$1,500	$1.42	13d	1	0.92mi
26 Custer St Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	45d	1	1.04mi
160 Courtland Ave Buffalo, NY	2.0	1.0	810	$1,025	$1.27	16d	1	1.04mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	45d	1	1.20mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	3d	1	1.20mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	45d	1	1.25mi
2532 Main St Apt 7 Buffalo, NY	2.0	1.0	850	$1,300	$1.53	45d	1	1.30mi
76 Vernon Pl Unit Upper Buffalo, NY	3.0	1.0	1190	$1,595	$1.34	16d	1	1.32mi
76 Vernon Pl Unit Lower Buffalo, NY	3.0	1.0	1190	$1,445	$1.21	16d	1	1.32mi
2 Angle St Buffalo, NY	2.0	1.0	725	$1,212	$1.67	16d	2	1.33mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	5d	1	1.34mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	4d	1	1.46mi

Listing history 13 events

1. 2026-06-21
   days on market $139,900 Active 16 DOM
2. 2026-06-18
   days on market $139,900 Active 13 DOM
3. 2026-06-17
   days on market $139,900 Active 12 DOM
4. 2026-06-16
   days on market $139,900 Active 11 DOM
5. 2026-06-15
   remarks 473-char remark
6. 2026-06-15
   days on market $139,900 Active 10 DOM
7. 2026-06-13
   days on market $139,900 Active 8 DOM
8. 2026-06-13
   days on market $139,900 Active 7 DOM
9. 2026-06-10
   days on market $139,900 Active 5 DOM
10. 2026-06-09
    days on market $139,900 Active 4 DOM
11. 2026-06-08
    days on market $139,900 Active 3 DOM
12. 2026-06-07
    remarks 471-char remark
13. 2026-06-07
    listed $139,900 Active 2 DOM

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $1,346 · $112/mo
• Expected delta: +$1,019/yr (+$85/mo · 311.6%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,062
• − Mortgage interest: −$7,837
• − Property taxes: −$327
• − Insurance: −$700
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$4,070
• Taxable income: $1,399
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $3,313/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

+1454.4% since first listed

9 events — show timeline

• 2026-06-05 Listed $139,900 WNYREIS
• 2021-04-14 Sold (Public Records) $70,000 Public Records
• 2021-01-17 Listing Removed — WNYREIS
• 2020-11-17 Listed $79,900 WNYREIS
• 2017-05-24 Sold (MLS) $35,000 WNYREIS
• 2017-04-18 Pending — WNYREIS
• 2017-01-23 Price Changed $39,900 WNYREIS
• 2016-11-15 Listed $43,900 WNYREIS
• 1994-09-20 Sold (Public Records) $9,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $327 · +42.3% YoY. Source: county tax records.