136 Tyler St · Buffalo, NY 14214

$119,900

4 bd · 1.5 ba · 1,524 sqft · SingleFamily public records · 7 Days on market

Built 1950 5,940 sqft lot $79/sqft · 53% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SO much potential in this charming University Heights Cape Cod! The main level features a spacious living room with a built-in bookshelf, a convenient first-floor primary bedroom, and a full bath. The eat-in kitchen includes a pantry, refrigerator and stove and connects to the large, cute entryway area through side door. At the rear of the home, a bright and spacious sunroom provides additional living space and overlooks the backyard. Upstairs, you’ll find two additional bedrooms along with a generously sized hallway that offers the potential to be converted into a fourth bedroom, office, or flex space. The basement provides lots of storage and the outside has a the fully fenced backy

Key facts

• 5,940 sq ft lot
• Built 1950
• Listed 7 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: Single-story appearance (listed as 1 story); Resale property; City street frontage; Rectangular lot near public transit
• Construction: Aluminum and vinyl siding; Asphalt architectural shingle roof; Block foundation; Built existing (no new construction indicated)
• Exterior features: Concrete driveway; Fully fenced yard; Covered patio/porch; Patio; Porch

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Eat-in kitchen with pantry
• Bedrooms: Three bedrooms total; Primary bedroom on the main level; Two bedrooms on the second level; One bedroom on the first level
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Gas heating; Forced-air heating
• Interior features: Entrance foyer; Eat-in kitchen; Pantry; Sunroom; Florida room; Main-level primary bedroom; Bedroom on main level; Partial basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $922 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 15.5% vs local median 8.0% in Buffalo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+5.8%/yr); 90 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 43% of the median local income ($58k/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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1950 — 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 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: 1.72% ✓
• Cap rate: 15.52%
• Cash-on-cash: 32.97%
• DSCR: 2.47
• GRM: 4.8

CMA / ARV

• ARV (median comp): $255,587
• List price: $119,900
• Delta: -53.09%
• 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
142 Englewood Ave	0.19mi	5/1.5 (+1)	1,504 (-1%)	4mo	$215,000	$143	80
430 Parker Ave	0.42mi	4/1.5	1,512 (-1%)	6mo	$300,000	$198	74
71 Merrimac St	0.20mi	3/1.0 (-1)	1,404 (-8%)	5mo	$129,999	$93	67
32 Wellington Ave	0.50mi	3/1.5 (-1)	1,482 (-3%)	1mo	$272,000	$184	66
176 Lasalle Ave	0.62mi	4/2.0	1,601 (+5%)	2mo	$270,000	$169	59
157 Wellington Ave	0.72mi	3/1.0 (-1)	1,533 (+1%)	1mo	$235,000	$153	57
26 Coburg	0.75mi	3/2.0 (-1)	1,502 (-1%)	1mo	$360,000	$240	55
89 Byron Ave	0.74mi	3/1.5 (-1)	1,534 (+1%)	5mo	$227,500	$148	55
58 Grandview Ave	0.57mi	3/1.0 (-1)	1,638 (+8%)	0mo	$251,000	$153	54
41 Fairfield Ave	0.51mi	3/1.5 (-1)	1,384 (-9%)	4mo	$197,500	$143	52
133 Allenhurst Rd	0.64mi	3/1.5 (-1)	1,410 (-8%)	1mo	$332,800	$236	52
38 Byron Ave	0.69mi	3/1.5 (-1)	1,670 (+10%)	2mo	$314,000	$188	45

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 · 5.81% rent growth · sell at horizon

5-year hold

• IRR: 31.1%
• Equity multiple: 2.35×
• Total profit: $45,280
• Equity at exit: $17,877

10-year hold

• IRR: 39.7%
• Equity multiple: 5.20×
• Total profit: $141,012
• Equity at exit: $10,367

Cash invested: $33,572 (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 14214

• Rents YoY: 5.8%
• Active inventory: 90
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$629
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $922

Break-even live

Break-even rent $899

Max offer price $119,900

Occupancy floor 50%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	1d	1	0.26mi
63 Montrose Ave Buffalo, NY	4.0	1.0	2240	$2,000	$0.89	1d	1	0.29mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	2d	1	0.33mi
65 Northrup Pl Buffalo, NY	5.0	2.0	1467	$2,500	$1.70	14d	1	0.42mi
85 Highgate Ave Buffalo, NY	5.0	2.0	2193	$3,750	$1.71	14d	1	0.44mi
33 Tillotson Pl Buffalo, NY	3.0	1.0	1143	$2,095	$1.83	14d	1	0.50mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,997	$2.93	1d	10	0.54mi
175 Lisbon Ave Buffalo, NY	5.0	2.0	2000	$2,500	$1.25	14d	1	0.59mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	43d	1	0.65mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	23d	1	0.65mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	14d	1	0.74mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	43d	1	0.74mi
414 Taunton Pl Unit Lowet Buffalo, NY	3.0	1.0	1232	$1,700	$1.38	14d	1	0.92mi
524 University Ave Buffalo, NY	3.0	1.0	1840	$1,600	$0.87	1d	1	0.94mi
91 Springville Ave Buffalo, NY	4.0	2.0	1660	$2,350	$1.42	23d	1	0.97mi
348 Capen Blvd Buffalo, NY	3.0	1.5	1424	$2,200	$1.54	1d	1	1.02mi
307 Sterling Ave Buffalo, NY	3.0	1.0	1632	$1,800	$1.10	3d	1	1.10mi
76 Vernon Pl Unit Lower Buffalo, NY	3.0	1.0	1190	$1,445	$1.21	14d	1	1.11mi
76 Vernon Pl Unit Upper Buffalo, NY	3.0	1.0	1190	$1,595	$1.34	14d	1	1.11mi
151 Lamson Rd Buffalo, NY	4.0	2.0	1382	$2,350	$1.70	17d	1	1.19mi
4098 Bailey Ave Buffalo, NY	5.0	2.5	2108	$2,200	$1.04	43d	1	1.27mi
202 Summit Ave Unit 1 Buffalo, NY	3.0	1.0	2000	$2,400	$1.20	23d	1	1.29mi
25 Parkridge Ave Buffalo, NY	3.0	1.0	1914	$1,350	$0.71	14d	1	1.30mi
359 Colvin Ave Buffalo, NY	3.0	1.0	2010	$2,100	$1.04	23d	1	1.41mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	10d	1	1.45mi

Listing history 2 events

1. 2026-05-11
   status Pending 869-char remark
2. 2026-05-04
   listed $119,900 Active 869-char remark

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $1,201 · $100/mo
• Expected delta: +$826/yr (+$69/mo · 220.3%)

ⓘ 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: $24,795
• − Mortgage interest: −$6,716
• − Property taxes: −$375
• − Insurance: −$600
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$3,488
• Taxable income: $9,649
• Est. tax owed @ 24.0%: −$2,316
• After-tax cash flow: $8,752/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): 21,314
• Household income: $58,228
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1820.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Black 31% Asian 11% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 4% Other Asian/Pacific 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: ▼ -282.52%
• Current HPI: 373.377
• Rent YoY: ▲ 5.81%
• 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

2 events — show timeline

• 2026-05-11 Pending — WNYREIS
• 2026-05-04 Listed $119,900 WNYREIS

Property tax history

+1.0%/yr

Latest (2025): $375 · +39.3% YoY. Source: county tax records.