29 Avery Ave · Buffalo, NY 14216

$259,900

4 bd · 2.0 ba · 1,936 sqft · MultiFamily public records · 56 Days on market

Built 1927 3,332 sqft lot $134/sqft · 56% below area

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to this classic North Buffalo double featuring two 2-bedroom, 1-bath units with comfortable layouts and bright, inviting spaces. With one unit vacant and the other tenant occupied, this property offers the perfect blend of flexibility and steady income. Off-street parking adds everyday convenience, while the prime location keeps you close to neighborhood favorites, shops, and restaurants. Ideal for both investors and owner-occupants alike! Showings begin immediately!

Key facts

• North buffalo double
• Off-street parking
• Prime location

Tags

• NORTH BUFFALO DOUBLE
• OFF-STREET PARKING
• PRIME LOCATION

🏷️ Possibly a rental listed for sale. The $259,900 price doesn't fit this home's estimated sale value (~$592,906) 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/2.0-bath multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (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 rising (+3.6%/yr); 88 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 45% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.
• Current owner paid $170k; list at $260k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $252,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1927 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

• ARV (median comp): $592,906
• List price: $259,900
• Delta: -56.17%
• 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
19 Avery Ave	0.03mi	4/2.0	2,107 (+9%)	2mo	$275,000	$131	82
301 Crestwood Ave	0.30mi	4/2.0	2,024 (+4%)	3mo	$359,000	$177	76
146 Ramsdell Ave	0.52mi	4/2.0	1,936 (0%)	6mo	$281,000	$145	71
41 Hartwell Rd	0.42mi	4/2.0	2,013 (+4%)	8mo	$285,000	$142	68
79 Lincoln Blvd	0.72mi	4/2.0	1,968 (+2%)	2mo	$260,000	$132	62
130 W Hazeltine Ave	0.57mi	4/2.0	1,806 (-7%)	4mo	$246,000	$136	59
508 Linden Ave	0.69mi	4/2.0	1,856 (-4%)	4mo	$240,000	$129	58
180 Euclid Ave	0.51mi	5/2.0 (+1)	1,836 (-5%)	7mo	$230,000	$125	57
397 Sanders Rd	0.61mi	4/2.0	1,804 (-7%)	5mo	$270,000	$150	56
204 E Hazeltine Ave	0.44mi	4/2.0	1,733 (-10%)	9mo	$270,000	$156	55
153 Hinman Ave	0.51mi	5/2.0 (+1)	2,152 (+11%)	8mo	$150,000	$70	46
27 Hobmoor Ave	0.64mi	5/2.0 (+1)	2,140 (+10%)	3mo	$321,600	$150	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 · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-6,561
• Equity at exit: $38,752

10-year hold

• IRR: 7.9%
• Equity multiple: 1.61×
• Total profit: $44,653
• Equity at exit: $22,471

Cash invested: $72,772 (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 14216

• Rents YoY: 3.6%
• Active inventory: 88
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $2,610 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $533

Break-even live

Break-even rent $1,935

Max offer price $259,900

Occupancy floor 75%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,610
Total (2 units)			$2,610

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Hartwell Rd Buffalo, NY	3.0	1.0	1250	$1,500	$1.20	2d	1	0.08mi
2514 Delaware Ave Unit 1 Buffalo, NY	3.0	1.0	1620	$1,650	$1.02	1d	1	0.19mi
77 Lovering Ave #2 Buffalo, NY	3.0	1.0	1450	$1,895	$1.31	43d	1	0.31mi
140 Commonwealth Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$3,500	$2.80	43d	1	0.40mi
359 Colvin Ave Buffalo, NY	3.0	1.0	2010	$2,100	$1.04	23d	1	0.44mi
88 Commonwealth Ave Buffalo, NY	3.0	1.0	1355	$1,695	$1.25	19d	1	0.51mi
309 N Park Ave Buffalo, NY	3.0	1.0	2560	$1,750	$0.68	14d	1	0.54mi
79 Commonwealth Ave Buffalo, NY	3.0	1.0	1450	$1,600	$1.10	23d	1	0.54mi
307 Sterling Ave Buffalo, NY	3.0	1.0	1632	$1,800	$1.10	3d	1	0.67mi
414 Taunton Pl Unit Lowet Buffalo, NY	3.0	1.0	1232	$1,700	$1.38	14d	1	0.86mi
172 Tremont Ave Kenmore, NY	3.0	1.5	1569	$2,500	$1.59	10d	1	0.99mi
351 Stillwell Ave Buffalo, NY	3.0	1.0	2586	$1,800	$0.70	23d	1	1.11mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	23d	1	1.20mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	23d	1	1.37mi
202 Summit Ave Unit 1 Buffalo, NY	3.0	1.0	2000	$2,400	$1.20	23d	1	1.40mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	2d	1	1.45mi

Listing history 32 events

1. 2026-06-18
   days on market $259,900 Active 56 DOM
2. 2026-06-17
   days on market $259,900 Active 55 DOM
3. 2026-06-16
   days on market $259,900 Active 54 DOM
4. 2026-06-15
   days on market $259,900 Active 53 DOM
5. 2026-06-13
   days on market $259,900 Active 51 DOM
6. 2026-06-13
   days on market $259,900 Active 50 DOM
7. 2026-06-10
   days on market $259,900 Active 48 DOM
8. 2026-06-09
   days on market $259,900 Active 47 DOM
9. 2026-06-08
   days on market $259,900 Active 46 DOM
10. 2026-06-07
    days on market $259,900 Active 45 DOM
11. 2026-06-03
    days on market $259,900 Active 41 DOM
12. 2026-06-02
    days on market $259,900 Active 40 DOM
13. 2026-06-01
    days on market $259,900 Active 39 DOM
14. 2026-05-31
    days on market $259,900 Active 38 DOM
15. 2026-05-12
    price $259,900 479-char remark

    Show marketing remark (479 chars)

    Welcome to this classic North Buffalo double featuring two 2-bedroom, 1-bath units with comfortable layouts and bright, inviting spaces. With one unit vacant and the other tenant occupied, this property offers the perfect blend of flexibility and steady income. Off-street parking adds everyday convenience, while the prime location keeps you close to neighborhood favorites, shops, and restaurants. Ideal for both investors and owner-occupants alike! Showings begin immediately!

16. 2026-05-05
    status Active 479-char remark

    Show marketing remark (479 chars)

    Welcome to this classic North Buffalo double featuring two 2-bedroom, 1-bath units with comfortable layouts and bright, inviting spaces. With one unit vacant and the other tenant occupied, this property offers the perfect blend of flexibility and steady income. Off-street parking adds everyday convenience, while the prime location keeps you close to neighborhood favorites, shops, and restaurants. Ideal for both investors and owner-occupants alike! Showings begin immediately!

17. 2026-04-28
    status Pending 479-char remark

    Show marketing remark (479 chars)

    Welcome to this classic North Buffalo double featuring two 2-bedroom, 1-bath units with comfortable layouts and bright, inviting spaces. With one unit vacant and the other tenant occupied, this property offers the perfect blend of flexibility and steady income. Off-street parking adds everyday convenience, while the prime location keeps you close to neighborhood favorites, shops, and restaurants. Ideal for both investors and owner-occupants alike! Showings begin immediately!

18. 2026-04-16
    listed $269,900 Active 479-char remark

    Show marketing remark (479 chars)

    Welcome to this classic North Buffalo double featuring two 2-bedroom, 1-bath units with comfortable layouts and bright, inviting spaces. With one unit vacant and the other tenant occupied, this property offers the perfect blend of flexibility and steady income. Off-street parking adds everyday convenience, while the prime location keeps you close to neighborhood favorites, shops, and restaurants. Ideal for both investors and owner-occupants alike! Showings begin immediately!

19. 2025-11-24
    historical
20. 2025-08-22
    price $275,000
21. 2025-06-24
    listed $289,000 Active
22. 2024-11-07
    listed $325,000 Active
23. 2018-10-05
    soldstatus $170,000 Closed Sale or Rented
24. 2018-10-05
    soldstatus $170,000
25. 2018-08-16
    status Pending Sale
26. 2018-08-13
    status Under Contract- Do Not Show
27. 2018-08-10
    price $185,000
28. 2018-07-21
    price $194,900
29. 2018-06-25
    listed $199,900 Active
30. 2009-04-01
    soldstatus $94,900
31. 1993-11-19
    soldstatus $41,750
32. 1993-11-19
    soldstatus $41,750

ⓘ 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: $689 · $57/mo
• Projected year-2 tax: $2,541 · $212/mo
• Expected delta: +$1,851/yr (+$154/mo · 268.6%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,320
• − Mortgage interest: −$14,558
• − Property taxes: −$689
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,506
• − Management: −$2,506
• − Depreciation: −$7,561
• Taxable income: $2,201
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $5,870/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): 22,849
• Household income: $69,629
• Rent vs Own: 54.4% rent · 45.6% own
• Severe rent burden: 1831.0

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 White (72%)
• Race & ethnicity: White 72% Black 16% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 10% Iranian 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 90% English-only · Spanish 5% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -264.53%
• Current HPI: 421.1138
• Rent YoY: ▲ 3.65%
• 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

+522.5% since first listed

18 events — show timeline

• 2026-05-12 Price Changed $259,900 WNYREIS
• 2026-05-05 Relisted — WNYREIS
• 2026-04-28 Pending — WNYREIS
• 2026-04-16 Listed $269,900 WNYREIS
• 2025-11-24 Listing Removed — WNYREIS
• 2025-08-22 Price Changed $275,000 WNYREIS
• 2025-06-24 Listed $289,000 WNYREIS
• 2024-11-07 Listed $325,000 WNYREIS
• 2018-10-05 Sold (Public Records) $170,000 Public Records
• 2018-10-05 Sold (MLS) $170,000 WNYREIS
• 2018-08-16 Pending — WNYREIS
• 2018-08-13 Pending — WNYREIS
• 2018-08-10 Price Changed $185,000 WNYREIS
• 2018-07-21 Price Changed $194,900 WNYREIS
• 2018-06-25 Listed $199,900 WNYREIS
• 2009-04-01 Sold (Public Records) $94,900 Public Records
• 1993-11-19 Sold (Public Records) $41,750 Public Records
• 1993-11-19 Sold (Public Records) $41,750 Public Records

Property tax history

+3.2%/yr

Latest (2025): $689 · +0.0% YoY. Source: county tax records.