75 Henrietta Ave · Buffalo, NY 14207

$149,900

3 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 50 Days on market

Built 1925 3,960 sqft lot $130/sqft · 23% below area Est $196k · 23% 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Rent growth +4.5/5.0
• 1% rule +3.9/10.0
• 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 75 Henrietta Ave. A charming single-family house located in Riverside neighborhood. This well-maintained 3 bed & 1 bath home offers a perfect blend of comfort, functionality, and value. This property features a spacious layout with decent sized bedrooms, a warm and welcoming living area, formal dining room and a stunning kitchen with ample cabinet space. Large, updated windows throughout bring in plenty of natural light, creating a warm and inviting atmosphere. Recently updates add to the home's appeal, offering peace of mind for the next owner. Improvements include updated flooring, fresh paint, new windows and lots of other things making this a move-in ready opportunity. The exterior offers a private yard—perfect for outdoor enjoyment—as well as off-street parking for added convenience. Whether you're looking for a primary residence or an income-producing property, this home presents a solid opportunity. Conveniently located near schools, parks, shopping, and major roadways, this property provides easy access to everything Buffalo has to offer. Don’t miss your chance to own a great home in a great neighborhood. Showing starts immediately. Offers will be reviewed as they come in but the seller reserve the right to set an offer deadline. Open House: Sunday, April 26th 1pm-3pm.

Key facts

• Formal dining room
• Private yard
• Ample cabinet space

Tags

• SPACIOUS LAYOUT
• FORMAL DINING ROOM
• STUNNING KITCHEN
• AMPLE CABINET SPACE
• PRIVATE YARD
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/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 $133k (11.0% below list).
• Recommended offer: $133k (11.0% 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 fast (+8.2%/yr); 197 active listings in the ZIP; 18 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 $1k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $80k; list at $150k implies a 87% 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 $133,338 (11.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 9.4

CMA / ARV

• ARV (median comp): $195,505
• List price: $149,900
• Delta: -23.33%
• 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
82 Beatrice Ave	0.04mi	3/1.0	1,166 (+1%)	2mo	$165,000	$142	95
62 Chadduck Ave	0.09mi	3/1.0	1,240 (+7%)	2mo	$155,000	$125	82
136 Newfield St	0.21mi	3/1.5	1,198 (+4%)	2mo	$167,000	$139	81
38 Wyandotte Ave	0.19mi	4/1.0 (+1)	1,200 (+4%)	2mo	$150,000	$125	78
50 Philadelphia St	0.13mi	3/1.5	1,276 (+10%)	1mo	$155,000	$121	74
280 Esser Ave	0.12mi	3/1.0	1,283 (+11%)	3mo	$175,000	$136	74
221 Newfield St	0.29mi	4/1.5 (+1)	1,127 (-2%)	4mo	$75,000	$67	72
107 Ullman St	0.33mi	4/2.0 (+1)	1,258 (+9%)	3mo	$118,000	$94	59
56 Gallatin Ave	0.49mi	3/1.5	1,052 (-9%)	2mo	$178,000	$169	58
36 Layer Ave	0.63mi	3/1.0	1,040 (-10%)	0mo	$185,000	$178	53
88 Huetter Ave Ave	0.53mi	3/1.5	1,317 (+14%)	1mo	$250,000	$190	49
19 Royal Ave	0.59mi	4/1.0 (+1)	1,021 (-12%)	2mo	$159,547	$156	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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-5,884
• Equity at exit: $22,351

10-year hold

• IRR: 10.5%
• Equity multiple: 1.99×
• Total profit: $41,354
• Equity at exit: $12,961

Cash invested: $41,972 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$786
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $180

Break-even live

Break-even rent $1,106

Max offer price $149,900

Occupancy floor 82%

Sensitivity live

Price	-10% $264	-5% $222	+0% $180	+5% $-34	+10% $-86
Rent	-10% $74	-5% $127	+0% $180	+5% $232	+10% $285
Rate	-1.0pp $255	-0.5pp $218	base $180	+0.5pp $141	+1.0pp $101

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	15d	1	0.11mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	3d	1	0.21mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	24d	1	0.21mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	4d	1	0.26mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	2d	1	0.49mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	2d	1	0.51mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	22d	1	0.59mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	24d	1	0.64mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	44d	1	0.78mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	3d	1	0.78mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	0.83mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	44d	1	1.10mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	11d	1	1.18mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	24d	1	1.26mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	24d	1	1.35mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	24d	1	1.36mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	24d	1	1.40mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	2d	1	1.44mi

Listing history 17 events

1. 2026-06-13
   status $149,900 Pending 50 DOM
2. 2026-06-10
   days on market $149,900 Active Under Contract 50 DOM
3. 2026-06-09
   days on market $149,900 Active Under Contract 49 DOM
4. 2026-06-08
   days on market $149,900 Active Under Contract 48 DOM
5. 2026-06-07
   days on market $149,900 Active Under Contract 47 DOM
6. 2026-06-03
   days on market $149,900 Active Under Contract 43 DOM
7. 2026-06-02
   days on market $149,900 Active Under Contract 42 DOM
8. 2026-06-01
   days on market $149,900 Active Under Contract 41 DOM
9. 2026-05-31
   days on market $149,900 Active Under Contract 40 DOM
10. 2026-05-04
    historical Active Under Contract 1332-char remark

    Show marketing remark (1332 chars)

    Welcome to 75 Henrietta Ave. A charming single-family house located in Riverside neighborhood. This well-maintained 3 bed & 1 bath home offers a perfect blend of comfort, functionality, and value. This property features a spacious layout with decent sized bedrooms, a warm and welcoming living area, formal dining room and a stunning kitchen with ample cabinet space. Large, updated windows throughout bring in plenty of natural light, creating a warm and inviting atmosphere. Recently updates add to the home's appeal, offering peace of mind for the next owner. Improvements include updated flooring, fresh paint, new windows and lots of other things making this a move-in ready opportunity. The exterior offers a private yard—perfect for outdoor enjoyment—as well as off-street parking for added convenience. Whether you're looking for a primary residence or an income-producing property, this home presents a solid opportunity. Conveniently located near schools, parks, shopping, and major roadways, this property provides easy access to everything Buffalo has to offer. Don’t miss your chance to own a great home in a great neighborhood. Showing starts immediately. Offers will be reviewed as they come in but the seller reserve the right to set an offer deadline. Open House: Sunday, April 26th 1pm-3pm.

11. 2026-04-22
    listed $149,900 Active 1332-char remark

    Show marketing remark (1332 chars)

    Welcome to 75 Henrietta Ave. A charming single-family house located in Riverside neighborhood. This well-maintained 3 bed & 1 bath home offers a perfect blend of comfort, functionality, and value. This property features a spacious layout with decent sized bedrooms, a warm and welcoming living area, formal dining room and a stunning kitchen with ample cabinet space. Large, updated windows throughout bring in plenty of natural light, creating a warm and inviting atmosphere. Recently updates add to the home's appeal, offering peace of mind for the next owner. Improvements include updated flooring, fresh paint, new windows and lots of other things making this a move-in ready opportunity. The exterior offers a private yard—perfect for outdoor enjoyment—as well as off-street parking for added convenience. Whether you're looking for a primary residence or an income-producing property, this home presents a solid opportunity. Conveniently located near schools, parks, shopping, and major roadways, this property provides easy access to everything Buffalo has to offer. Don’t miss your chance to own a great home in a great neighborhood. Showing starts immediately. Offers will be reviewed as they come in but the seller reserve the right to set an offer deadline. Open House: Sunday, April 26th 1pm-3pm.

12. 2025-01-15
    soldstatus $80,000
13. 2016-01-04
    soldstatus $28,000 Closed Sale or Rented 556-char remark

    Show marketing remark (556 chars)

    The home is being sold "as is" and the owner will do no repairs. This is a solid house with lots of potential! Kitchen has stainless steel sink, open counter areas, microwave oven, newer dishwasher, gas stove and refrigerator. Also included are the newer washer and dryer. Go thru the sliding glass doors and there is a deck with an 18' swimming pool. The dining room features built in shelving and the original wood beamed ceiling. French doors lead from the living room to the enclosed front porch. Owner needs 45 days to find suitable housing.

14. 2015-11-09
    status Pending Sale 556-char remark

    Show marketing remark (556 chars)

    The home is being sold "as is" and the owner will do no repairs. This is a solid house with lots of potential! Kitchen has stainless steel sink, open counter areas, microwave oven, newer dishwasher, gas stove and refrigerator. Also included are the newer washer and dryer. Go thru the sliding glass doors and there is a deck with an 18' swimming pool. The dining room features built in shelving and the original wood beamed ceiling. French doors lead from the living room to the enclosed front porch. Owner needs 45 days to find suitable housing.

15. 2015-10-27
    price $30,000 556-char remark

    Show marketing remark (556 chars)

    The home is being sold "as is" and the owner will do no repairs. This is a solid house with lots of potential! Kitchen has stainless steel sink, open counter areas, microwave oven, newer dishwasher, gas stove and refrigerator. Also included are the newer washer and dryer. Go thru the sliding glass doors and there is a deck with an 18' swimming pool. The dining room features built in shelving and the original wood beamed ceiling. French doors lead from the living room to the enclosed front porch. Owner needs 45 days to find suitable housing.

16. 2015-09-24
    price $40,000 556-char remark

    Show marketing remark (556 chars)

    The home is being sold "as is" and the owner will do no repairs. This is a solid house with lots of potential! Kitchen has stainless steel sink, open counter areas, microwave oven, newer dishwasher, gas stove and refrigerator. Also included are the newer washer and dryer. Go thru the sliding glass doors and there is a deck with an 18' swimming pool. The dining room features built in shelving and the original wood beamed ceiling. French doors lead from the living room to the enclosed front porch. Owner needs 45 days to find suitable housing.

17. 2015-09-02
    listed $50,000 Active 556-char remark

    Show marketing remark (556 chars)

    The home is being sold "as is" and the owner will do no repairs. This is a solid house with lots of potential! Kitchen has stainless steel sink, open counter areas, microwave oven, newer dishwasher, gas stove and refrigerator. Also included are the newer washer and dryer. Go thru the sliding glass doors and there is a deck with an 18' swimming pool. The dining room features built in shelving and the original wood beamed ceiling. French doors lead from the living room to the enclosed front porch. Owner needs 45 days to find suitable housing.

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$1,115/yr (+$93/mo · 368.5%)

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

Taxation est. · year 1

• Rental income: $16,001
• − Mortgage interest: −$8,397
• − Property taxes: −$303
• − Insurance: −$750
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$4,361
• Taxable loss: −$369
• Est. tax savings @ 24.0%: +$89
• After-tax cash flow: $2,244/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

+199.8% since first listed

8 events — show timeline

• 2026-05-04 Contingent — WNYREIS
• 2026-04-22 Listed $149,900 WNYREIS
• 2025-01-15 Sold (Public Records) $80,000 Public Records
• 2016-01-04 Sold (MLS) $28,000 WNYREIS
• 2015-11-09 Pending — WNYREIS
• 2015-10-27 Price Changed $30,000 WNYREIS
• 2015-09-24 Price Changed $40,000 WNYREIS
• 2015-09-02 Listed $50,000 WNYREIS

Property tax history

+1.3%/yr

Latest (2025): $303 · +0.0% YoY. Source: county tax records.