50 Ideal St · Buffalo, NY 14206

$135,000

2 bd · 1.0 ba · 1,558 sqft · SingleFamily public records · 98 Days on market

Built 1850 3,450 sqft lot $87/sqft · 22% below area Est $173k · 22% 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 +15.5/30.0
• ARV discount +15.0/15.0
• Appreciation +9.0/10.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Showings on 5- 7 Wednesdays and 10- 4 on Sundays. Great property in the Lovejoy area with 4 beds and an open area suitable as a gaming area, sewing area, study or office. Complete tear off roof in 2019 with new gutters. New carpets. First floor bedroom. Large living room and a separate large dining room. Very large kitchen with new cabinets and counter tops done in 2023. A separate large first floor laundry area. Huge fully fenced yard with a driveway and shed. Many renovations done in the past month including new dry wall and some fresh paint. At this price its too good to pass up with all the space it has to offer and LOW taxes! New Section 8 tenant with a guaranteed income of $1600 per month excluding utilities.

Key facts

• New gutters
• Large living room
• Large kitchen

Tags

• COMPLETE TEAR OFF ROOF
• NEW GUTTERS
• NEW CARPETS
• LARGE LIVING ROOM
• SEPARATE LARGE DINING ROOM
• LARGE KITCHEN

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$173,419) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $55 ($655/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 $107k (20.8% below list).
• Recommended offer: $107k (20.8% 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: 169 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($933 loan paydown + $11k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y 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 $52k; list at $135k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,898 (20.8% 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 21% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — 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: 0.79% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (median comp): $173,419
• List price: $135,000
• Delta: -22.15%
• 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
67 Ludington St	0.20mi	3/1.0 (+1)	1,496 (-4%)	16mo	$189,500	$127	66
16 Regent St	0.47mi	3/1.0 (+1)	1,604 (+3%)	8mo	$115,000	$72	62
42 Hennepin St	0.28mi	3/1.0 (+1)	1,733 (+11%)	3mo	$220,000	$127	61
57 N Ogden St	0.29mi	3/2.0 (+1)	1,350 (-13%)	1mo	$120,000	$89	54
43 Ludington St	0.24mi	3/2.0 (+1)	1,364 (-12%)	8mo	$90,000	$66	53
405 Benzinger St	0.68mi	3/1.0 (+1)	1,542 (-1%)	13mo	$97,000	$63	50
92 Schiller St	0.33mi	3/1.5 (+1)	1,788 (+15%)	6mo	$200,000	$112	48
22 Regent St	0.46mi	3/1.0 (+1)	1,437 (-8%)	17mo	$170,000	$118	46
291 N Willowlawn Pkwy	0.70mi	2/1.0	1,776 (+14%)	2mo	$199,900	$113	42
307 Benzinger St	0.50mi	3/3.0 (+1)	1,363 (-12%)	2mo	$247,000	$181	41
313 Ideal St	0.50mi	3/1.0 (+1)	1,386 (-11%)	17mo	$180,000	$130	39
148 Bismarck St	0.69mi	3/1.5 (+1)	1,688 (+8%)	17mo	$185,000	$110	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.57×
• Total profit: $59,523
• Equity at exit: $103,100

10-year hold

• IRR: 19.7%
• Equity multiple: 5.50×
• Total profit: $169,987
• Equity at exit: $205,166

Cash invested: $37,800 (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 14206

• Home prices YoY: 1.8%
• Active inventory: 169
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$26 /mo · $308/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $55

Break-even live

Break-even rent $1,000

Max offer price $135,000

Occupancy floor 90%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Longnecker St Buffalo, NY	1.0	1.0	2065	$899	$0.44	14d	1	0.35mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	43d	1	0.78mi
1368 Harlem Rd Buffalo, NY	2.0	1.0	1776	$1,300	$0.73	23d	1	1.23mi

Listing history 23 events

1. 2026-02-13
   listed $135,000 Active 724-char remark

   Show marketing remark (724 chars)

   Showings on 5- 7 Wednesdays and 10- 4 on Sundays. Great property in the Lovejoy area with 4 beds and an open area suitable as a gaming area, sewing area, study or office. Complete tear off roof in 2019 with new gutters. New carpets. First floor bedroom. Large living room and a separate large dining room. Very large kitchen with new cabinets and counter tops done in 2023. A separate large first floor laundry area. Huge fully fenced yard with a driveway and shed. Many renovations done in the past month including new dry wall and some fresh paint. At this price its too good to pass up with all the space it has to offer and LOW taxes! New Section 8 tenant with a guaranteed income of $1600 per month excluding utilities.

2. 2026-01-03
   historical $1,600
3. 2025-12-24
   historical
4. 2025-12-02
   listed $1,600
5. 2025-11-20
   price $140,000
6. 2025-11-06
   historical $1,600
7. 2025-10-09
   listed $1,600
8. 2025-06-24
   listed $150,000 Active
9. 2019-04-09
   soldstatus $52,000 Closed Sale or Rented
10. 2019-04-04
    soldstatus $52,000
11. 2019-02-11
    status Pending Sale
12. 2019-01-30
    status Under Contract- Do Not Show
13. 2018-12-27
    status Active
14. 2018-11-28
    historical Continue to Show- Under Contract
15. 2018-11-19
    status Under Contract- Do Not Show
16. 2018-11-10
    listed $60,000 Active
17. 2018-09-28
    historical
18. 2018-08-03
    price $58,000
19. 2018-04-20
    status Active
20. 2018-04-13
    status Under Contract- Do Not Show
21. 2018-03-30
    listed $60,000 Active
22. 2012-02-29
    soldstatus $22,000
23. 2011-09-20
    listed $34,900

ⓘ 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: $308 · $26/mo
• Projected year-2 tax: $1,295 · $108/mo
• Expected delta: +$987/yr (+$82/mo · 320.1%)

ⓘ 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 ≥92°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: $12,828
• − Mortgage interest: −$7,562
• − Property taxes: −$308
• − Insurance: −$675
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$3,927
• Taxable loss: −$1,697
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $1,063/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): 21,631
• Household income: $50,450
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 841.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 25% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Arabic 2%

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: ▲ 8.06%
• Current HPI: 457.3935
• Rent YoY: —
• 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

+286.8% since first listed

23 events — show timeline

• 2026-02-13 Listed $135,000 WNYREIS
• 2026-01-03 Rental Removed $1,600 TURBOTENANT
• 2025-12-24 Listing Removed — WNYREIS
• 2025-12-02 Listed for Rent $1,600 TURBOTENANT
• 2025-11-20 Price Changed $140,000 WNYREIS
• 2025-11-06 Rental Removed $1,600 TURBOTENANT
• 2025-10-09 Listed for Rent $1,600 TURBOTENANT
• 2025-06-24 Listed $150,000 WNYREIS
• 2019-04-09 Sold (MLS) $52,000 WNYREIS
• 2019-04-04 Sold (Public Records) $52,000 Public Records
• 2019-02-11 Pending — WNYREIS
• 2019-01-30 Pending — WNYREIS
• 2018-12-27 Relisted — WNYREIS
• 2018-11-28 Contingent — WNYREIS
• 2018-11-19 Pending — WNYREIS
• 2018-11-10 Listed $60,000 WNYREIS
• 2018-09-28 Listing Removed — WNYREIS
• 2018-08-03 Price Changed $58,000 WNYREIS
• 2018-04-20 Relisted — WNYREIS
• 2018-04-13 Pending — WNYREIS
• 2018-03-30 Listed $60,000 WNYREIS
• 2012-02-29 Sold (MLS) $22,000 WNYREIS
• 2011-09-20 Listed $34,900 WNYREIS

Property tax history

+2.1%/yr

Latest (2025): $308 · +0.0% YoY. Source: county tax records.