179 Villa Ave · Buffalo, NY 14216

$200,000

4 bd · 2.0 ba · 1,482 sqft · MultiFamily public records · 9 Days on market

Built 1920 3,049 sqft lot $135/sqft · 27% below area Est $273k · 27% 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

VRP-Owner will consider offers between $200,000-230,000 or higher. Currently being used as a single-family residence, this property offers flexible living space and retains a layout that may provide the potential to be converted back to a two-family home. The first floor features a spacious living room, formal dining room, large kitchen, bedroom or study, and a full bath. The second floor includes a kitchen, full bath, bedroom, and a living room currently being used as a second bedroom, offering a variety of options for extended living arrangements, multi-generational living, or future investment potential. Recent improvements include freshly painted kitchen walls with new recessed lighting and new flooring on the second floor. The full basement provides ample storage space. Conveniently located near shopping, restaurants, schools, and major commuter routes. Whether you’re looking for a spacious home with flexible living arrangements or exploring investment opportunities, this property offers exceptional value and potential. Also listed as SFR -B1689150

Key facts

• Formal dining room
• Large kitchen
• Full bath

Tags

• FLEXIBLE LIVING SPACE
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• LARGE KITCHEN
• FIRST FLOOR BEDROOM
• FULL BATH

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: 2-story house; Existing construction
• Construction: Composite siding; Asphalt roof
• Exterior features: Concrete driveway; Deck; Fully fenced yard; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Kitchen on first level
• Bedrooms: One main-level bedroom; Two additional bedrooms (second level)
• Flooring: Carpet; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas hot water heating
• Interior features: Separate/formal living room; Bedroom on main level; See remarks
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $285 ($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 $186k (7.1% below list).
• Recommended offer: $186k (7.1% below list) — sets the bar for 1% rule.

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 (+3.6%/yr); 88 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 32% of the median local income ($70k/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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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.

Risks & watch-outs

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

Recommended offer $185,892 (7.1% below list)

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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (median comp): $272,884
• List price: $200,000
• Delta: -15.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 E Hazeltine Ave	0.14mi	4/2.0	1,536 (+4%)	15mo	$210,000	$137	75
185 Villa Ave	0.01mi	3/2.0 (-1)	1,343 (-9%)	11mo	$263,500	$196	69
142 Camden Ave	0.68mi	3/2.0 (-1)	1,540 (+4%)	4mo	$205,000	$133	53
120 Victoria Blvd	0.72mi	4/2.0	1,592 (+7%)	8mo	$300,000	$188	48

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 · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-13,097
• Equity at exit: $29,821

10-year hold

• IRR: 4.0%
• Equity multiple: 1.30×
• Total profit: $16,713
• Equity at exit: $17,292

Cash invested: $56,000 (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 14216

• Rents YoY: 3.6%
• Active inventory: 88
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,859 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $285

Break-even live

Break-even rent $1,498

Max offer price $200,000

Occupancy floor 80%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Hartwell Rd Buffalo, NY	3.0	1.0	1250	$1,500	$1.20	2d	1	0.39mi
2522 Delaware Ave Buffalo, NY	3.0	1.0	1150	$1,625	$1.41	1d	1	0.48mi
2514 Delaware Ave Unit 1 Buffalo, NY	3.0	1.0	1620	$1,650	$1.02	1d	1	0.49mi
77 Lovering Ave #2 Buffalo, NY	3.0	1.0	1450	$1,895	$1.31	43d	1	0.55mi
307 Sterling Ave Buffalo, NY	3.0	1.0	1632	$1,800	$1.10	3d	1	0.61mi
140 Commonwealth Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$3,500	$2.80	43d	1	0.62mi
414 Taunton Pl Unit Lowet Buffalo, NY	3.0	1.0	1232	$1,700	$1.38	14d	1	0.75mi
88 Commonwealth Ave Buffalo, NY	3.0	1.0	1355	$1,695	$1.25	19d	1	0.75mi
79 Commonwealth Ave Buffalo, NY	3.0	1.0	1450	$1,600	$1.10	23d	1	0.77mi
172 Tremont Ave Kenmore, NY	3.0	1.5	1569	$2,500	$1.59	10d	1	0.89mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	23d	1	1.24mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	23d	1	1.25mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	2d	1	1.36mi
33 Tillotson Pl Buffalo, NY	3.0	1.0	1143	$2,095	$1.83	14d	1	1.39mi
151 Lamson Rd Buffalo, NY	4.0	2.0	1382	$2,350	$1.70	16d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $200,000 Active 9 DOM
2. 2026-06-17
   days on market $200,000 Active 8 DOM
3. 2026-06-16
   days on market $200,000 Active 7 DOM
4. 2026-06-15
   days on market $200,000 Active 6 DOM
5. 2026-06-13
   days on market $200,000 Active 4 DOM
6. 2026-06-13
   days on market $200,000 Active 3 DOM
7. 2026-06-10
   remarks 693-char remark
8. 2026-06-10
   pricestatuslisting id $200,000 Active 1 DOM
9. 2026-05-07
   historical
10. 2026-05-06
    listed $230,000 Active
11. 2026-05-06
    listed $230,000 Active 592-char remark
12. 2024-01-03
    soldstatus $175,000 Closed
13. 2024-01-03
    soldstatus $175,000 Closed
14. 2024-01-03
    soldstatus $175,000
15. 2023-12-27
    status Pending
16. 2023-12-27
    status Pending
17. 2023-10-19
    status Under Contract- Do Not Show
18. 2023-10-19
    status Under Contract- Do Not Show
19. 2023-10-11
    listed $149,900 Active
20. 2023-10-11
    listed $149,900 Active

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $1,995 · $166/mo
• Expected delta: +$1,385/yr (+$115/mo · 226.6%)

ⓘ 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 ≥92°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: $22,307
• − Mortgage interest: −$11,203
• − Property taxes: −$611
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$5,818
• Taxable income: $106
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $3,400/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): 22,849
• Household income: $69,629
• Rent vs Own: 54.4% rent · 45.6% own
• Severe rent burden: 1831.0

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 (72%)
• Race & ethnicity: White 72% Black 16% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 10% Iranian 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -264.53%
• Current HPI: 421.1138
• Rent YoY: ▲ 3.65%
• 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

+33.4% since first listed

17 events — show timeline

• 2026-06-09 Listed $200,000 WNYREIS
• 2026-06-09 Listed $200,000 WNYREIS
• 2026-05-23 Listing Removed — WNYREIS
• 2026-05-22 Listing Removed — WNYREIS
• 2026-05-22 Listing Removed — WNYREIS
• 2026-05-07 Listing Removed — WNYREIS
• 2026-05-06 Listed $230,000 WNYREIS
• 2026-05-06 Listed $230,000 WNYREIS
• 2024-01-03 Sold (Public Records) $175,000 Public Records
• 2024-01-03 Sold (MLS) $175,000 WNYREIS
• 2024-01-03 Sold (MLS) $175,000 WNYREIS
• 2023-12-27 Pending — WNYREIS
• 2023-12-27 Pending — WNYREIS
• 2023-10-19 Pending — WNYREIS
• 2023-10-19 Pending — WNYREIS
• 2023-10-11 Listed $149,900 WNYREIS
• 2023-10-11 Listed $149,900 WNYREIS

Property tax history

+4.4%/yr

Latest (2025): $611 · -24.8% YoY. Source: county tax records.