32 Wyandotte Ave · Buffalo, NY 14207

$159,900

7 bd · 3.0 ba · 1,648 sqft · SingleFamily public records · 107 Days on market

Built 1910 3,430 sqft lot $97/sqft · 26% below area Est $216k · 26% 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +5.9/10.0
• 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 32 Wyandotte Ave in the City of Buffalo! This spacious single-family home features 4 bedrooms and 2 full baths, offering plenty of room for comfortable living. The property boasts vinyl flooring, solid mechanics, and a full basement providing excellent storage and additional potential. Situated on a desirable corner lot, this home offers added space and curb appeal. Currently tenant-occupied, it presents a great opportunity for investors seeking immediate rental income or future owner occupancy. Conveniently located near public transportation, shopping, and local amenities. A fantastic opportunity with strong upside potential!

Key facts

• Vinyl flooring
• Full basement
• Corner lot

Tags

• VINYL FLOORING
• FULL BASEMENT
• CORNER LOT

🏷️ Possibly a rental listed for sale. The $159,900 price doesn't fit this home's estimated sale value (~$215,616) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% 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.
• 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 rising fast (+8.2%/yr); 199 active listings in the ZIP; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,742/mo this rent would consume 53% of the median local household income ($40k/yr) (locally 2177% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $160k implies a 542% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.09% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 7.7

CMA / ARV

• ARV (median comp): $215,616
• List price: $159,900
• Delta: -25.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.25×
• Total profit: $11,031
• Equity at exit: $23,842

10-year hold

• IRR: 19.1%
• Equity multiple: 2.94×
• Total profit: $87,006
• Equity at exit: $13,825

Cash invested: $44,772 (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: 199
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,742 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $437

Break-even live

Break-even rent $1,189

Max offer price $159,900

Occupancy floor 70%

Sensitivity live

Price	-10% $527	-5% $482	+0% $437	+5% $391	+10% $346
Rent	-10% $299	-5% $368	+0% $437	+5% $505	+10% $574
Rate	-1.0pp $517	-0.5pp $477	base $437	+0.5pp $395	+1.0pp $353

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $159,900 Active 107 DOM
2. 2026-06-18
   days on market $159,900 Active 104 DOM
3. 2026-06-17
   days on market $159,900 Active 103 DOM
4. 2026-06-16
   days on market $159,900 Active 102 DOM
5. 2026-06-15
   days on market $159,900 Active 101 DOM
6. 2026-06-13
   days on market $159,900 Active 99 DOM
7. 2026-06-13
   days on market $159,900 Active 98 DOM
8. 2026-06-10
   days on market $159,900 Active 96 DOM
9. 2026-06-09
   days on market $159,900 Active 95 DOM
10. 2026-06-08
    days on market $159,900 Active 94 DOM
11. 2026-06-07
    pricedays on market $159,900 Active 93 DOM
12. 2026-06-03
    days on market $179,400 Active 89 DOM
13. 2026-06-02
    days on market $179,400 Active 88 DOM
14. 2026-06-01
    days on market $179,400 Active 87 DOM
15. 2026-05-31
    days on market $179,400 Active 86 DOM
16. 2026-04-16
    price $179,400 645-char remark

    Show marketing remark (645 chars)

    Welcome to 32 Wyandotte Ave in the City of Buffalo! This spacious single-family home features 4 bedrooms and 2 full baths, offering plenty of room for comfortable living. The property boasts vinyl flooring, solid mechanics, and a full basement providing excellent storage and additional potential. Situated on a desirable corner lot, this home offers added space and curb appeal. Currently tenant-occupied, it presents a great opportunity for investors seeking immediate rental income or future owner occupancy. Conveniently located near public transportation, shopping, and local amenities. A fantastic opportunity with strong upside potential!

17. 2026-03-06
    listed $179,900 Active 645-char remark

    Show marketing remark (645 chars)

    Welcome to 32 Wyandotte Ave in the City of Buffalo! This spacious single-family home features 4 bedrooms and 2 full baths, offering plenty of room for comfortable living. The property boasts vinyl flooring, solid mechanics, and a full basement providing excellent storage and additional potential. Situated on a desirable corner lot, this home offers added space and curb appeal. Currently tenant-occupied, it presents a great opportunity for investors seeking immediate rental income or future owner occupancy. Conveniently located near public transportation, shopping, and local amenities. A fantastic opportunity with strong upside potential!

18. 2015-12-04
    soldstatus $24,900 Closed Sale or Rented 42-char remark

    Show marketing remark (42 chars)

    * * * * * SOLD BEFORE PRINT * * * *

19. 2015-11-10
    historical Under Contract- Do Not Show 42-char remark

    Show marketing remark (42 chars)

    * * * * * SOLD BEFORE PRINT * * * *

20. 2015-11-04
    listed $24,900 Active 42-char remark

    Show marketing remark (42 chars)

    * * * * * SOLD BEFORE PRINT * * * *

21. 2005-06-02
    soldstatus $40,000

ⓘ 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: $409 · $34/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$1,147/yr (+$96/mo · 280.2%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,900
• − Mortgage interest: −$8,957
• − Property taxes: −$409
• − Insurance: −$800
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$4,652
• Taxable income: $2,739
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $4,583/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

+348.5% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $179,400 WNYREIS
• 2026-03-06 Listed $179,900 WNYREIS
• 2015-12-04 Sold (MLS) $24,900 WNYREIS
• 2015-11-10 Contingent — WNYREIS
• 2015-11-04 Listed $24,900 WNYREIS
• 2005-06-02 Sold (Public Records) $40,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $409 · +0.0% YoY. Source: county tax records.