191 Stockbridge Ave · Buffalo, NY 14215

$127,900

4 bd · 1.0 ba · 1,361 sqft · SingleFamily public records · 3 Days on market

Built 1920 3,570 sqft lot $94/sqft · 36% below area Est $199k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 191 Stockbridge Avenue, a well-maintained home located in the City of Buffalo! This property features four bedrooms, one full bath, a comfortable living room, and a formal dining room, offering plenty of room for everyday living. The home also includes a full basement, providing additional storage or potential for future finishing. Currently rented for $1,380 per month to a long-term tenant, this property offers steady income and strong investment potential. It’s also a great option for an owner-occupant looking to build equity while enjoying affordable living. With solid mechanics and convenient access to shopping, public transportation, schools, and major routes, this property is a smart choice for any buyer. Don’t miss the opportunity to own this affordable, income-producing home Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

Key facts

• 3,570 sq ft lot
• Built 1920
• Listed 3 days

🏷️ Possibly a rental listed for sale. The $127,900 price doesn't fit this home's estimated sale value (~$199,312) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Cap rate 11.4% 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 flat; 237 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 44% of the median local income ($45k/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 $884 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $43k; list at $128k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,900

Questions for the listing agent

1. Built in 1920 — 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: 1.27% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.06%
• DSCR: 1.80
• GRM: 6.5

CMA / ARV

• ARV (median comp): $199,312
• List price: $127,900
• Delta: -35.83%
• 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
37 Elmer Ave	0.32mi	4/1.0	1,327 (-2%)	0mo	$170,000	$128	81
153 Stockbridge Ave	0.07mi	3/1.0 (-1)	1,248 (-8%)	3mo	$150,000	$120	75
14 Thornton Ave	0.17mi	4/2.0	1,445 (+6%)	4mo	$239,900	$166	74
461 Stockbridge Ave	0.39mi	3/1.0 (-1)	1,336 (-2%)	4mo	$96,500	$72	70
84 Elmer Ave	0.23mi	3/1.0 (-1)	1,510 (+11%)	1mo	$125,000	$83	65
496 Berkshire Ave	0.46mi	3/1.0 (-1)	1,266 (-7%)	1mo	$125,000	$99	62
148 Rounds Ave	0.70mi	4/1.0	1,389 (+2%)	5mo	$155,000	$112	60
622 Lasalle Ave	0.57mi	4/1.0	1,258 (-8%)	3mo	$115,000	$91	59
59 Martha Ave	0.63mi	3/1.0 (-1)	1,282 (-6%)	1mo	$149,000	$116	55
601 Lasalle Ave	0.52mi	4/1.0	1,188 (-13%)	1mo	$165,000	$139	53
347 Lisbon Ave	0.41mi	3/1.5 (-1)	1,558 (+14%)	3mo	$180,000	$116	47
597 Norfolk Ave	0.70mi	3/1.0 (-1)	1,490 (+10%)	4mo	$160,000	$107	44

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 · 0.67% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.27×
• Total profit: $9,810
• Equity at exit: $19,070

10-year hold

• IRR: 14.6%
• Equity multiple: 2.06×
• Total profit: $37,880
• Equity at exit: $11,058

Cash invested: $35,812 (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 14215

• Home prices YoY: -30.0%
• Rents YoY: 0.7%
• Active inventory: 237
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$671
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $539

Break-even live

Break-even rent $948

Max offer price $127,900

Occupancy floor 62%

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	43d	1	0.21mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	14d	1	0.36mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	43d	1	0.43mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	43d	1	0.47mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	23d	1	0.47mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	1d	1	0.53mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,997	$2.93	1d	10	0.55mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	10d	1	0.60mi
65 Northrup Pl Buffalo, NY	5.0	2.0	1467	$2,500	$1.70	14d	1	0.65mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	1d	1	0.95mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	43d	1	1.02mi
76 Vernon Pl Unit Lower Buffalo, NY	3.0	1.0	1190	$1,445	$1.21	14d	1	1.18mi
76 Vernon Pl Unit Upper Buffalo, NY	3.0	1.0	1190	$1,595	$1.34	14d	1	1.18mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	2d	1	1.21mi
91 Springville Ave Buffalo, NY	4.0	2.0	1660	$2,350	$1.42	23d	1	1.41mi

Listing history 21 events

1. 2026-06-18
   days on market $127,900 Active 3 DOM
2. 2026-06-17
   days on market $127,900 Active 2 DOM
3. 2026-06-15
   days on marketlisting id $127,900 Active 1 DOM
4. 2026-06-15
   days on market $127,900 Active 224 DOM
5. 2026-06-13
   days on market $127,900 Active 222 DOM
6. 2026-06-13
   days on market $127,900 Active 221 DOM
7. 2026-06-10
   days on market $127,900 Active 219 DOM
8. 2026-06-09
   days on market $127,900 Active 218 DOM
9. 2026-06-08
   days on market $127,900 Active 217 DOM
10. 2026-06-07
    days on market $127,900 Active 216 DOM
11. 2026-06-03
    days on market $127,900 Active 212 DOM
12. 2026-06-02
    days on market $127,900 Active 211 DOM
13. 2026-06-01
    days on market $127,900 Active 210 DOM
14. 2026-05-31
    days on market $127,900 Active 209 DOM
15. 2026-04-16
    price $127,900 924-char remark

    Show marketing remark (924 chars)

    Welcome to 191 Stockbridge Avenue, a well-maintained home located in the City of Buffalo! This property features four bedrooms, one full bath, a comfortable living room, and a formal dining room, offering plenty of room for everyday living. The home also includes a full basement, providing additional storage or potential for future finishing. Currently rented for $1,380 per month to a long-term tenant, this property offers steady income and strong investment potential. It’s also a great option for an owner-occupant looking to build equity while enjoying affordable living. With solid mechanics and convenient access to shopping, public transportation, schools, and major routes, this property is a smart choice for any buyer. Don’t miss the opportunity to own this affordable, income-producing home Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

16. 2026-02-21
    price $128,400 924-char remark

    Show marketing remark (924 chars)

    Welcome to 191 Stockbridge Avenue, a well-maintained home located in the City of Buffalo! This property features four bedrooms, one full bath, a comfortable living room, and a formal dining room, offering plenty of room for everyday living. The home also includes a full basement, providing additional storage or potential for future finishing. Currently rented for $1,380 per month to a long-term tenant, this property offers steady income and strong investment potential. It’s also a great option for an owner-occupant looking to build equity while enjoying affordable living. With solid mechanics and convenient access to shopping, public transportation, schools, and major routes, this property is a smart choice for any buyer. Don’t miss the opportunity to own this affordable, income-producing home Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

17. 2026-01-03
    price $128,900 924-char remark

    Show marketing remark (924 chars)

    Welcome to 191 Stockbridge Avenue, a well-maintained home located in the City of Buffalo! This property features four bedrooms, one full bath, a comfortable living room, and a formal dining room, offering plenty of room for everyday living. The home also includes a full basement, providing additional storage or potential for future finishing. Currently rented for $1,380 per month to a long-term tenant, this property offers steady income and strong investment potential. It’s also a great option for an owner-occupant looking to build equity while enjoying affordable living. With solid mechanics and convenient access to shopping, public transportation, schools, and major routes, this property is a smart choice for any buyer. Don’t miss the opportunity to own this affordable, income-producing home Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

18. 2025-11-11
    price $129,900 924-char remark

    Show marketing remark (924 chars)

    Welcome to 191 Stockbridge Avenue, a well-maintained home located in the City of Buffalo! This property features four bedrooms, one full bath, a comfortable living room, and a formal dining room, offering plenty of room for everyday living. The home also includes a full basement, providing additional storage or potential for future finishing. Currently rented for $1,380 per month to a long-term tenant, this property offers steady income and strong investment potential. It’s also a great option for an owner-occupant looking to build equity while enjoying affordable living. With solid mechanics and convenient access to shopping, public transportation, schools, and major routes, this property is a smart choice for any buyer. Don’t miss the opportunity to own this affordable, income-producing home Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

19. 2025-11-03
    listed $144,900 Active 924-char remark

    Show marketing remark (924 chars)

    Welcome to 191 Stockbridge Avenue, a well-maintained home located in the City of Buffalo! This property features four bedrooms, one full bath, a comfortable living room, and a formal dining room, offering plenty of room for everyday living. The home also includes a full basement, providing additional storage or potential for future finishing. Currently rented for $1,380 per month to a long-term tenant, this property offers steady income and strong investment potential. It’s also a great option for an owner-occupant looking to build equity while enjoying affordable living. With solid mechanics and convenient access to shopping, public transportation, schools, and major routes, this property is a smart choice for any buyer. Don’t miss the opportunity to own this affordable, income-producing home Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

20. 2015-12-22
    soldstatus $43,000
21. 1995-07-14
    soldstatus $36,000

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $1,232 · $103/mo
• Expected delta: +$929/yr (+$77/mo · 307.1%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,568
• − Mortgage interest: −$7,164
• − Property taxes: −$303
• − Insurance: −$640
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$3,721
• Taxable income: $4,610
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $5,362/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): 42,524
• Household income: $44,955
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2873.0

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: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 15% Asian 7% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 4% Chinese 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: ▼ -126.29%
• Current HPI: 295.2966
• Rent YoY: ▲ 0.67%
• 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

+255.3% since first listed

7 events — show timeline

• 2026-04-16 Price Changed $127,900 WNYREIS
• 2026-02-21 Price Changed $128,400 WNYREIS
• 2026-01-03 Price Changed $128,900 WNYREIS
• 2025-11-11 Price Changed $129,900 WNYREIS
• 2025-11-03 Listed $144,900 WNYREIS
• 2015-12-22 Sold (Public Records) $43,000 Public Records
• 1995-07-14 Sold (Public Records) $36,000 Public Records

Property tax history

+1.4%/yr

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