91 Mayer Ave · Buffalo, NY 14207

$124,900

3 bd · 1.5 ba · 1,178 sqft · SingleFamily public records · 98 Days on market

Built 1900 2,700 sqft lot $106/sqft · 31% below area Est $181k · 31% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.6/10.0
• 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

Charming 4-bedroom, 1.5-bath home in Buffalo’s Riverside neighborhood! This well-kept single-family property features a bright living area, functional kitchen, and four spacious bedrooms. Enjoy a fully fenced yard, perfect for pets and outdoor living, plus a one-car garage for added storage and convenience. Located on a quiet street close to parks, shops, and quick commuter routes. Move-in ready and full of potential.

Key facts

• Functional kitchen
• Quiet street
• Close to parks

Tags

• FULLY FENCED YARD
• BRIGHT LIVING AREA
• FUNCTIONAL KITCHEN
• QUIET STREET
• CLOSE TO PARKS
• CLOSE TO SHOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (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.
• Market conditions: Rents rising fast (+8.2%/yr); 197 active listings in the ZIP; 20 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 40% 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 $864 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $34k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $125k implies a 180% 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 $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1900 — 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: 1.06% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (median comp): $180,909
• List price: $124,900
• Delta: -30.96%
• 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
56 Gallatin Ave	0.07mi	3/1.5	1,052 (-11%)	2mo	$178,000	$169	77
82 Beatrice Ave	0.54mi	3/1.0	1,166 (-1%)	2mo	$165,000	$142	69
62 Chadduck Ave	0.43mi	3/1.0	1,240 (+5%)	2mo	$155,000	$125	67
195 Hertel Ave	0.47mi	3/1.0	1,236 (+5%)	1mo	$110,000	$89	66
136 Newfield St	0.67mi	3/1.5	1,198 (+2%)	2mo	$167,000	$139	64
50 Philadelphia St	0.59mi	3/1.5	1,276 (+8%)	1mo	$155,000	$121	58
38 Wyandotte Ave	0.70mi	4/1.0 (+1)	1,200 (+2%)	2mo	$150,000	$125	56
186 Crowley Ave	0.36mi	4/2.0 (+1)	1,333 (+13%)	2mo	$215,000	$161	52
280 Esser Ave	0.63mi	3/1.0	1,283 (+9%)	3mo	$175,000	$136	51
36 Layer Ave	0.63mi	3/1.0	1,040 (-12%)	0mo	$185,000	$178	48
19 Royal Ave	0.44mi	4/1.0 (+1)	1,021 (-13%)	2mo	$159,547	$156	48
165 Roesch Ave	0.71mi	3/1.0	1,285 (+9%)	5mo	$210,000	$163	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $6,103
• Equity at exit: $18,623

10-year hold

• IRR: 17.6%
• Equity multiple: 2.77×
• Total profit: $61,825
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$655
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $305

Break-even live

Break-even rent $933

Max offer price $124,900

Occupancy floor 72%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.11mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	3d	1	0.25mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	3d	1	0.33mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	44d	1	0.47mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	0.48mi
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	14d	1	0.49mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	24d	1	0.50mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	3d	1	0.52mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	44d	1	0.67mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	10d	1	0.74mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	24d	1	0.85mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	24d	1	0.87mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	24d	1	0.91mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	24d	1	0.92mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	2d	1	0.92mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	2d	1	0.96mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	2d	1	1.10mi
1558 Elmwood Ave Unit 4 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	44d	1	1.26mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	24d	1	1.32mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$1,600	$1.23	2d	14	1.49mi

Listing history 13 events

1. 2026-05-06
   price $124,900 427-char remark

   Show marketing remark (427 chars)

   Charming 4-bedroom, 1.5-bath home in Buffalo’s Riverside neighborhood! This well-kept single-family property features a bright living area, functional kitchen, and four spacious bedrooms. Enjoy a fully fenced yard, perfect for pets and outdoor living, plus a one-car garage for added storage and convenience. Located on a quiet street close to parks, shops, and quick commuter routes. Move-in ready and full of potential.

2. 2026-05-05
   status Active 427-char remark

   Show marketing remark (427 chars)

   Charming 4-bedroom, 1.5-bath home in Buffalo’s Riverside neighborhood! This well-kept single-family property features a bright living area, functional kitchen, and four spacious bedrooms. Enjoy a fully fenced yard, perfect for pets and outdoor living, plus a one-car garage for added storage and convenience. Located on a quiet street close to parks, shops, and quick commuter routes. Move-in ready and full of potential.

3. 2026-04-28
   historical Active Under Contract 427-char remark

   Show marketing remark (427 chars)

   Charming 4-bedroom, 1.5-bath home in Buffalo’s Riverside neighborhood! This well-kept single-family property features a bright living area, functional kitchen, and four spacious bedrooms. Enjoy a fully fenced yard, perfect for pets and outdoor living, plus a one-car garage for added storage and convenience. Located on a quiet street close to parks, shops, and quick commuter routes. Move-in ready and full of potential.

4. 2026-04-21
   status Active 427-char remark

   Show marketing remark (427 chars)

   Charming 4-bedroom, 1.5-bath home in Buffalo’s Riverside neighborhood! This well-kept single-family property features a bright living area, functional kitchen, and four spacious bedrooms. Enjoy a fully fenced yard, perfect for pets and outdoor living, plus a one-car garage for added storage and convenience. Located on a quiet street close to parks, shops, and quick commuter routes. Move-in ready and full of potential.

5. 2026-04-11
   price $129,000 427-char remark

   Show marketing remark (427 chars)

   Charming 4-bedroom, 1.5-bath home in Buffalo’s Riverside neighborhood! This well-kept single-family property features a bright living area, functional kitchen, and four spacious bedrooms. Enjoy a fully fenced yard, perfect for pets and outdoor living, plus a one-car garage for added storage and convenience. Located on a quiet street close to parks, shops, and quick commuter routes. Move-in ready and full of potential.

6. 2026-03-31
   price $139,000 427-char remark

   Show marketing remark (427 chars)

   Charming 4-bedroom, 1.5-bath home in Buffalo’s Riverside neighborhood! This well-kept single-family property features a bright living area, functional kitchen, and four spacious bedrooms. Enjoy a fully fenced yard, perfect for pets and outdoor living, plus a one-car garage for added storage and convenience. Located on a quiet street close to parks, shops, and quick commuter routes. Move-in ready and full of potential.

7. 2026-03-23
   price $145,000 427-char remark

   Show marketing remark (427 chars)

   Charming 4-bedroom, 1.5-bath home in Buffalo’s Riverside neighborhood! This well-kept single-family property features a bright living area, functional kitchen, and four spacious bedrooms. Enjoy a fully fenced yard, perfect for pets and outdoor living, plus a one-car garage for added storage and convenience. Located on a quiet street close to parks, shops, and quick commuter routes. Move-in ready and full of potential.

8. 2026-03-16
   price $152,000 427-char remark

   Show marketing remark (427 chars)

   Charming 4-bedroom, 1.5-bath home in Buffalo’s Riverside neighborhood! This well-kept single-family property features a bright living area, functional kitchen, and four spacious bedrooms. Enjoy a fully fenced yard, perfect for pets and outdoor living, plus a one-car garage for added storage and convenience. Located on a quiet street close to parks, shops, and quick commuter routes. Move-in ready and full of potential.

9. 2026-02-16
   listed $159,000 Active 427-char remark

   Show marketing remark (427 chars)

   Charming 4-bedroom, 1.5-bath home in Buffalo’s Riverside neighborhood! This well-kept single-family property features a bright living area, functional kitchen, and four spacious bedrooms. Enjoy a fully fenced yard, perfect for pets and outdoor living, plus a one-car garage for added storage and convenience. Located on a quiet street close to parks, shops, and quick commuter routes. Move-in ready and full of potential.

10. 2025-12-12
    historical
11. 2025-08-13
    listed $174,900 Active
12. 2014-02-13
    soldstatus $44,555
13. 1995-11-27
    soldstatus $35,000

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $1,235 · $103/mo
• Expected delta: +$876/yr (+$73/mo · 244.2%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,828
• − Mortgage interest: −$6,996
• − Property taxes: −$359
• − Insurance: −$624
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$3,633
• Taxable income: $1,682
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $3,257/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

+256.9% since first listed

13 events — show timeline

• 2026-05-06 Price Changed $124,900 WNYREIS
• 2026-05-05 Relisted — WNYREIS
• 2026-04-28 Contingent — WNYREIS
• 2026-04-21 Relisted — WNYREIS
• 2026-04-11 Price Changed $129,000 WNYREIS
• 2026-03-31 Price Changed $139,000 WNYREIS
• 2026-03-23 Price Changed $145,000 WNYREIS
• 2026-03-16 Price Changed $152,000 WNYREIS
• 2026-02-16 Listed $159,000 WNYREIS
• 2025-12-12 Listing Removed — WNYREIS
• 2025-08-13 Listed $174,900 WNYREIS
• 2014-02-13 Sold (Public Records) $44,555 Public Records
• 1995-11-27 Sold (Public Records) $35,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $359 · +0.0% YoY. Source: county tax records.