199 Hazelwood Ave · Buffalo, NY 14215

$129,900

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 44 Days on market

Built 1925 3,906 sqft lot $121/sqft · 26% below area Est $176k · 26% under ↓ 13% since listing

---

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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +4.9/10.0
• 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

Welcome to 199 Hazelwood Ave, located in the City of Buffalo! This 3-bedroom, 1 bath single-family home offers a great opportunity for both owner-occupants and investors alike. The property features some updated vinyl flooring throughout, adding a clean and low-maintenance touch to the living space. Enjoy the convenience of a full basement, providing ample storage or potential for additional use. The home is supported by solid mechanics, giving peace of mind to the next owner. Currently tenant-occupied and generating $1,155 per month, this property presents immediate income potential for investors looking to expand their portfolio. Situated near public transportation, shopping, and everyday

Key facts

• Solid mechanics
• Near shopping
• Full basement

Tags

• UPDATED VINYL FLOORING
• FULL BASEMENT
• SOLID MECHANICS
• NEAR PUBLIC TRANSPORTATION
• NEAR SHOPPING
• NEAR EVERYDAY AMENITIES

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story; Resale property; City street frontage; Rectangular residential lot (approx. 31 x 126)
• Construction: Aluminum siding; PEX plumbing; Block foundation; Existing construction (year built: existing)
• Exterior features: Concrete driveway; Covered porch

Interior

• Kitchen: Eat-in kitchen; Kitchen/family room combo
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl flooring; Varied flooring
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Kitchen/family room combo; Bedroom on main level; See remarks
• Laundry & utility: Laundry in basement; Gas water heater

🏷️ Possibly a rental listed for sale. The $129,900 price doesn't fit this home's estimated sale value (~$175,615) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/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 $128k (1.2% below list).
• Recommended offer: $126k (3.0% 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 flat; 237 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 34% 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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: 0.99% ✗
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (median comp): $175,615
• List price: $129,900
• Delta: -26.03%
• 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
59 Fisher St	0.43mi	3/1.0	1,100 (+2%)	1mo	$195,000	$177	75
87 Hagen St	0.51mi	3/1.0	1,121 (+4%)	4mo	$120,000	$107	66
54 Andrews Ave	0.52mi	3/2.5	1,062 (-1%)	4mo	$70,000	$66	65
42 Carol Dr	0.53mi	3/1.5	1,112 (+3%)	5mo	$220,000	$198	63
36 Olympic Ave	0.59mi	4/1.0 (+1)	1,048 (-2%)	3mo	$112,000	$107	60
98 E End Ave	0.39mi	3/2.0	1,217 (+13%)	2mo	$160,000	$131	54
48 Dorris Ave	0.57mi	4/1.0 (+1)	1,160 (+8%)	6mo	$35,000	$30	50
68 Wecker St	0.54mi	4/2.0 (+1)	1,148 (+7%)	6mo	$180,000	$157	50
74 Domedion Ave	0.64mi	3/1.0	1,196 (+11%)	4mo	$120,000	$100	48
28 Alma Ave	0.63mi	3/1.0	1,210 (+13%)	6mo	$77,000	$64	45
76 Humason Ave	0.67mi	3/1.0	1,212 (+13%)	4mo	$125,000	$103	44
226 Olympic Ave	0.72mi	3/2.0	1,223 (+14%)	6mo	$195,000	$159	35

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-7,954
• Equity at exit: $19,369

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,029
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$681
• Tax from tax record: −$26 /mo · $307/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $253

Break-even live

Break-even rent $963

Max offer price $129,900

Occupancy floor 75%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Courtland Ave Buffalo, NY	2.0	1.0	810	$1,025	$1.27	14d	1	0.06mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	44d	1	0.26mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	44d	1	0.27mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	44d	1	0.37mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	0.49mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	3d	1	0.54mi
56 Hagen St #2 Buffalo, NY	2.0	1.0	850	$950	$1.12	44d	1	0.59mi
85 Blake St Unit 1 Buffalo, NY	4.0	2.0	1022	$1,000	$0.98	44d	1	0.65mi
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	17d	1	0.74mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	2d	1	0.86mi
90 Sussex St Unit 2 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	44d	1	1.02mi
11 Kaufman Dr Buffalo, NY	2.0	1.0	900	$1,500	$1.67	44d	1	1.04mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	1.04mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	24d	1	1.04mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	10d	1	1.13mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	44d	1	1.24mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	44d	1	1.25mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	12d	1	1.30mi
220 Dartmouth Ave Buffalo, NY	2.0	1.0	1000	$1,100	$1.10	24d	1	1.39mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	1.41mi
1202 Walden Ave Unit 2 Buffalo, NY	3.0	1.0	800	$1,350	$1.69	44d	1	1.41mi
190 Manhattan Ave Buffalo, NY	2.0	1.0	724	$1,200	$1.66	44d	1	1.49mi
507 Lisbon Ave Unit 2 Buffalo, NY	2.0	1.0	850	$1,050	$1.24	44d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $129,900 Active 44 DOM
2. 2026-06-17
   days on market $129,900 Active 43 DOM
3. 2026-06-16
   days on market $129,900 Active 42 DOM
4. 2026-06-15
   days on market $129,900 Active 41 DOM
5. 2026-06-13
   days on market $129,900 Active 39 DOM
6. 2026-06-13
   days on market $129,900 Active 38 DOM
7. 2026-06-10
   days on market $129,900 Active 36 DOM
8. 2026-06-09
   days on market $129,900 Active 35 DOM
9. 2026-06-08
   days on market $129,900 Active 34 DOM
10. 2026-06-07
    pricedays on market $129,900 Active 33 DOM
11. 2026-06-03
    days on market $149,900 Active 29 DOM
12. 2026-06-02
    days on market $149,900 Active 28 DOM
13. 2026-06-01
    days on market $149,900 Active 27 DOM
14. 2026-05-31
    days on market $149,900 Active 26 DOM
15. 2026-05-05
    listed $149,900 Active 889-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: $307 · $26/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$944/yr (+$79/mo · 307.4%)

ⓘ 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: $15,398
• − Mortgage interest: −$7,276
• − Property taxes: −$307
• − Insurance: −$650
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$3,779
• Taxable income: $923
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $2,812/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

-13.3% since first listed

2 events — show timeline

• 2026-06-06 Price Changed $129,900 WNYREIS
• 2026-05-05 Listed $149,900 WNYREIS

Property tax history

+2.5%/yr

Latest (2025): $307 · +19.1% YoY. Source: county tax records.