25 Chadduck Ave · Buffalo, NY 14207

$119,900

2 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 78 Days on market

Built 1920 3,485 sqft lot $101/sqft · 43% below area Est $210k · 43% 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 25 Chaddock Ave in the City of Buffalo! This single-family home offers 3 bedrooms and 1 full bath, featuring hardwood floors throughout and a spacious layout with plenty of natural light. The property includes solid mechanics, providing a strong foundation and peace of mind for future ownership. A full basement offers excellent storage and additional potential. Currently rented for $1,050 per month, this property presents a great opportunity for investors seeking immediate rental income, as well as buyers looking for future owner occupancy. Conveniently located near public transportation, shopping, schools, and local amenities. A solid investment opportunity with room for future growth and value!

Key facts

• Full basement
• Shopping
• Local amenities

Tags

• HARDWOOD FLOORS
• FULL BASEMENT
• PUBLIC TRANSPORTATION
• SHOPPING
• SCHOOLS
• LOCAL AMENITIES

🏷️ Possibly a rental listed for sale. The $119,900 price doesn't fit this home's estimated sale value (~$210,189) 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 $120k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% 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 rising fast (+8.2%/yr); 197 active listings in the ZIP; 18 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 36% of the median local income ($40k/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 + 8.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $120k implies a 361% 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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.00% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.83%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

• ARV (median comp): $210,189
• List price: $119,900
• Delta: -42.96%
• 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
82 Beatrice Ave	0.14mi	3/1.0 (+1)	1,166 (-2%)	2mo	$165,000	$142	84
62 Chadduck Ave	0.07mi	3/1.0 (+1)	1,240 (+4%)	2mo	$155,000	$125	82
136 Newfield St	0.28mi	3/1.5 (+1)	1,198 (+1%)	2mo	$167,000	$139	77
50 Philadelphia St	0.19mi	3/1.5 (+1)	1,276 (+7%)	1mo	$155,000	$121	71
280 Esser Ave	0.24mi	3/1.0 (+1)	1,283 (+8%)	3mo	$175,000	$136	68
133 Mayer Ave	0.45mi	3/1.0 (+1)	1,134 (-4%)	6mo	$195,000	$172	61
165 Roesch Ave	0.34mi	3/1.0 (+1)	1,285 (+8%)	5mo	$210,000	$163	61
88 Progressive Ave	0.47mi	3/2.0 (+1)	1,257 (+6%)	6mo	$170,000	$135	54
56 Gallatin Ave	0.39mi	3/1.5 (+1)	1,052 (-11%)	2mo	$178,000	$169	54
36 Layer Ave	0.56mi	3/1.0 (+1)	1,040 (-12%)	0mo	$185,000	$178	48
88 Huetter Ave Ave	0.61mi	3/1.5 (+1)	1,317 (+11%)	1mo	$250,000	$190	46
242 Hoover Ave	0.67mi	3/1.0 (+1)	1,035 (-13%)	6mo	$227,500	$220	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.08×
• Total profit: $2,617
• Equity at exit: $17,877

10-year hold

• IRR: 15.5%
• Equity multiple: 2.53×
• Total profit: $51,271
• 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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 197
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$629
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $247

Break-even live

Break-even rent $891

Max offer price $119,900

Occupancy floor 74%

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	14d	1	0.09mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	2d	1	0.17mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	3d	1	0.22mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.52mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	1d	1	0.54mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	23d	1	0.61mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	43d	1	0.69mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	2d	1	0.70mi
37 Holmes St Buffalo, NY	1.0	1.0	900	$1,095	$1.22	14d	1	0.78mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	0.79mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	43d	1	1.05mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	10d	1	1.09mi
336 East St Buffalo, NY	1.0	1.0	795	$1,000	$1.26	14d	1	1.10mi
215 Thompson St Buffalo, NY	1.0	1.0	700	$800	$1.14	3d	1	1.10mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	23d	1	1.18mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	23d	1	1.27mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	23d	1	1.28mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	1d	1	1.36mi

Listing history 18 events

1. 2026-06-18
   days on market $119,900 Active 78 DOM
2. 2026-06-17
   days on market $119,900 Active 77 DOM
3. 2026-06-16
   days on market $119,900 Active 76 DOM
4. 2026-06-15
   days on market $119,900 Active 75 DOM
5. 2026-06-13
   days on market $119,900 Active 73 DOM
6. 2026-06-13
   days on market $119,900 Active 72 DOM
7. 2026-06-10
   days on market $119,900 Active 70 DOM
8. 2026-06-09
   days on market $119,900 Active 69 DOM
9. 2026-06-08
   days on market $119,900 Active 68 DOM
10. 2026-06-07
    pricedays on market $119,900 Active 67 DOM
11. 2026-06-03
    days on market $139,400 Active 63 DOM
12. 2026-06-02
    days on market $139,400 Active 62 DOM
13. 2026-06-01
    days on market $139,400 Active 61 DOM
14. 2026-05-31
    days on market $139,400 Active 60 DOM
15. 2026-04-16
    price $139,400 716-char remark

    Show marketing remark (716 chars)

    Welcome to 25 Chaddock Ave in the City of Buffalo! This single-family home offers 3 bedrooms and 1 full bath, featuring hardwood floors throughout and a spacious layout with plenty of natural light. The property includes solid mechanics, providing a strong foundation and peace of mind for future ownership. A full basement offers excellent storage and additional potential. Currently rented for $1,050 per month, this property presents a great opportunity for investors seeking immediate rental income, as well as buyers looking for future owner occupancy. Conveniently located near public transportation, shopping, schools, and local amenities. A solid investment opportunity with room for future growth and value!

16. 2026-04-01
    listed $139,900 Active 716-char remark

    Show marketing remark (716 chars)

    Welcome to 25 Chaddock Ave in the City of Buffalo! This single-family home offers 3 bedrooms and 1 full bath, featuring hardwood floors throughout and a spacious layout with plenty of natural light. The property includes solid mechanics, providing a strong foundation and peace of mind for future ownership. A full basement offers excellent storage and additional potential. Currently rented for $1,050 per month, this property presents a great opportunity for investors seeking immediate rental income, as well as buyers looking for future owner occupancy. Conveniently located near public transportation, shopping, schools, and local amenities. A solid investment opportunity with room for future growth and value!

17. 2011-05-05
    soldstatus $26,000 320-char remark

    Show marketing remark (320 chars)

    Clean up and enjoy the charming simplicity of this 3 bedroom, 1 full bath dormered Cape. Boasting a Living Room that everyone will love and enjoy. A serenely simple first floor bedroom that's convenient for you. Efficiently designed Kitchen with abundant counter space. Full basement, Front porch, and Concrete driveway.

18. 2010-02-10
    listed $40,000 320-char remark

    Show marketing remark (320 chars)

    Clean up and enjoy the charming simplicity of this 3 bedroom, 1 full bath dormered Cape. Boasting a Living Room that everyone will love and enjoy. A serenely simple first floor bedroom that's convenient for you. Efficiently designed Kitchen with abundant counter space. Full basement, Front porch, and Concrete driveway.

ⓘ 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: $1,164 · $97/mo
• Expected delta: +$862/yr (+$72/mo · 284.8%)

ⓘ 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 ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,447
• − Mortgage interest: −$6,716
• − Property taxes: −$303
• − Insurance: −$600
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$3,488
• Taxable income: $1,029
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $2,719/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): 26,327
• Household income: $39,753
• Rent vs Own: 65.0% rent · 35.0% own
• Severe rent burden: 2177.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 16% Asian 15% Two or more races 14%
• Hispanic origin (detail): Puerto Rican 18% Dominican 2%
• Common ancestry: Romanian 8% Portuguese 1% Arab 1%
• Foreign-born: 19% · Philippines, Canada, India
• Languages at home: 65% English-only · Spanish 14% Other Asian/Pacific 10% Other Indo-European 5%

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: ▼ -54.42%
• Current HPI: 233.0902
• Rent YoY: ▲ 8.19%
• 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

+248.5% since first listed

4 events — show timeline

• 2026-04-16 Price Changed $139,400 WNYREIS
• 2026-04-01 Listed $139,900 WNYREIS
• 2011-05-05 Sold (MLS) $26,000 WNYREIS
• 2010-02-10 Listed $40,000 WNYREIS

Property tax history

+3.1%/yr

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