123 Rounds Ave · Buffalo, NY 14215

$179,123

3 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 33 Days on market

Built 1932 3,090 sqft lot $121/sqft · 7% below area Est $193k · 7% 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 +18.0/30.0
• ARV discount +10.8/15.0
• DSCR +5.6/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

WOW! IT'S READY TO MOVE IN! SPACIOUS 4BR, SO CLOSE TO SUNYAB CITY CAMPUS; NEWER PORCH & STAIRS W/ TREATED LUMBER; ENTER IN FRONT HALL W/ CLOSET; SHOES OFF TO LR, LARGE FRONT WINDOW W/ VERTICAL BLINDS; LR HAS FIREPLACE W/ MANTLE & SCONCES ON EACH SIDE; NEW THICK CARPET W/ 8LB PAD THROUGHOUT THE LOWER & UPPER LEVELS; FORMAL DINING RM W/ CEILING FAN & WAINSCOTING; 2 FIRST FLOOR BRS WITH CLOSETS; KITCHEN, SO SPACIOUS W/ LONG COUNTER, WHICH MEANS LOTS OF CABINETS, INCLUDING SPICE CABINET; NEW SINK & FAUCET, W/ WOOD LAMINATE FLOORING; BATHROOM HAS NEW FIXTURES & NEW LIGHTING; SO MANY OTHER FEATURES, AS FRESHLY PAINTED TROUGHOUT; NEW LIGHTS THROUGHOUT; UPPER LEV

Key facts

• Long counter
• Spice cabinet
• Spacious kitchen

Tags

• NEWER PORCH
• FIREPLACE
• SPACIOUS KITCHEN
• LONG COUNTER
• SPICE CABINET
• NEW SINK

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Two-story existing home; Rectangular residential lot near public transit; City street frontage
• Construction: Vinyl siding; Block foundation; Asphalt shingle roof; Copper plumbing; Existing (previously built)
• Exterior features: Concrete driveway; Partial fencing; Open porch

Interior

• Kitchen: Eat-in kitchen; Gas water heater (appliance noted); See remarks for additional appliance details
• Bedrooms: Two main-level bedrooms; Additional bedrooms on second floor (three bedrooms listed: Bedroom 1 on first level, Bedroom 2 on first level, Bedrooms 3 and 4 on second level)
• Flooring: Carpet; Varies
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Den; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Home office; Bedroom on main level; Full, partially finished basement; Living and recreation spaces included (total 8 rooms); Fireplace (1)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $153 ($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 $153k (14.7% below list).
• Recommended offer: $153k (14.7% 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 flat; 237 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,832 (14.7% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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: 0.85% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (median comp): $193,245
• List price: $179,123
• Delta: -7.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Rounds Ave	0.05mi	4/1.0 (+1)	1,389 (-6%)	5mo	$155,000	$112	79
347 Lisbon Ave	0.34mi	3/1.5	1,558 (+6%)	3mo	$180,000	$116	70
461 Stockbridge Ave	0.40mi	3/1.0	1,336 (-10%)	4mo	$96,500	$72	63
622 Lasalle Ave	0.14mi	4/1.0 (+1)	1,258 (-15%)	3mo	$115,000	$91	62
496 Berkshire Ave	0.41mi	3/1.0	1,266 (-14%)	1mo	$125,000	$99	57
14 Thornton Ave	0.66mi	4/2.0 (+1)	1,445 (-2%)	4mo	$239,900	$166	53
29 Allendale Rd	0.69mi	3/1.5	1,364 (-8%)	0mo	$155,000	$114	53
307 Berkshire Ave	0.52mi	4/1.0 (+1)	1,623 (+10%)	4mo	$182,000	$112	50
211 Burke Dr	0.65mi	3/1.0	1,648 (+12%)	3mo	$275,000	$167	48
965 Eggert Rd	0.58mi	3/1.5	1,296 (-12%)	4mo	$304,500	$235	47
243 Berkshire Ave	0.59mi	4/2.0 (+1)	1,617 (+10%)	1mo	$220,000	$136	47
234 Treehaven Rd	0.73mi	2/1.0 (-1)	1,296 (-12%)	4mo	$275,000	$212	37

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-22,876
• Equity at exit: $26,708

10-year hold

• IRR: -7.4%
• Equity multiple: 0.57×
• Total profit: $-21,454
• Equity at exit: $15,487

Cash invested: $50,154 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,528 high
• Mortgage (P&I): −$939
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $153

Break-even live

Break-even rent $1,335

Max offer price $179,123

Occupancy floor 85%

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: $44,781
• Closing costs: $5,374
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	10d	1	0.40mi
220 Dartmouth Ave Buffalo, NY	2.0	1.0	1000	$1,100	$1.10	23d	1	0.42mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	43d	1	0.50mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	14d	1	0.55mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	43d	1	0.58mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	23d	1	0.58mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	1d	1	0.68mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	43d	1	0.87mi
92 Lasalle Ave Unit 1 Buffalo, NY	2.0	1.0	1000	$1,150	$1.15	43d	1	0.90mi
40 Lisbon Ave Unit Upper Buffalo, NY	2.0	1.0	1057	$1,500	$1.42	11d	1	0.92mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,291	$2.24	1d	10	0.96mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	1d	1	0.98mi
26 Custer St Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	43d	1	1.00mi
91 Springville Ave Buffalo, NY	4.0	2.0	1660	$2,350	$1.42	23d	1	1.04mi
44 Aurora Dr Buffalo, NY	3.0	1.0	1272	$3,300	$2.59	1d	1	1.20mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	43d	1	1.43mi
348 Capen Blvd Buffalo, NY	3.0	1.5	1424	$2,200	$1.54	1d	1	1.44mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	43d	1	1.46mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	2d	1	1.49mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $179,123 Pending 33 DOM
2. 2026-06-10
   days on market $179,123 Active 32 DOM
3. 2026-06-09
   days on market $179,123 Active 31 DOM
4. 2026-06-08
   days on market $179,123 Active 30 DOM
5. 2026-06-07
   days on market $179,123 Active 29 DOM
6. 2026-06-03
   days on market $179,123 Active 25 DOM
7. 2026-06-02
   days on market $179,123 Active 24 DOM
8. 2026-06-01
   days on market $179,123 Active 23 DOM
9. 2026-05-31
   days on market $179,123 Active 22 DOM
10. 2026-05-08
    listed $179,123 Active 1220-char remark
11. 2015-12-01
    historical
12. 2015-05-13
    listed $61,123 Active
13. 2014-03-03
    historical
14. 2013-09-09
    listed $61,123

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $1,756 · $146/mo
• Expected delta: +$1,271/yr (+$106/mo · 261.8%)

ⓘ 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 ≥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: $18,340
• − Mortgage interest: −$10,034
• − Property taxes: −$485
• − Insurance: −$896
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$5,211
• Taxable loss: −$1,220
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $2,128/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

+193.1% since first listed

7 events — show timeline

• 2026-06-11 Pending — WNYREIS
• 2026-05-29 Relisted — WNYREIS
• 2026-05-08 Listed $179,123 WNYREIS
• 2015-12-01 Listing Removed — WNYREIS
• 2015-05-13 Listed $61,123 WNYREIS
• 2014-03-03 Listing Removed — WNYREIS
• 2013-09-09 Listed $61,123 WNYREIS

Property tax history

+5.8%/yr

Latest (2025): $485 · +23.7% YoY. Source: county tax records.