154 Wakefield Ave · Buffalo, NY 14214

$169,900

4 bd · 2.0 ba · 1,367 sqft · SingleFamily public records · 72 Days on market

Built 1920 3,450 sqft lot $124/sqft · at area comps Est $172k · at est.

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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 +21.9/30.0
• ARV discount +7.9/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a family-friendly neighborhood, this charming and versatile home features 4 bedrooms, 2 full bathrooms, a spacious living room, and a large kitchen perfect for everyday living and entertaining. The open dining area offers the potential to be converted into an additional bedroom, while the second floor provides ample space ideal for a home office or flex area. Two detached car garage with storage space. Recently refreshed with new paint, updated flooring, and a fairly new roof, this home blends comfort with peace of mind. Inside, you’ll find generously sized bedrooms and a partial basement offering excellent storage or future customization potential. Step outside to enjoy a spacious private backyard—perfect for relaxing or hosting gatherings. Conveniently located near major amenities, this property is an excellent opportunity for both owner-occupants and investors seeking a solid addition to their portfolio with strong potential for passive income. Don’t miss your chance to own this delightful, move-in-ready home.

Key facts

• Open dining area
• Flex area
• Private backyard

Tags

• OPEN DINING AREA
• HOME OFFICE
• FLEX AREA
• DETACHED CAR GARAGE
• PRIVATE BACKYARD
• EXCELLENT STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (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 (+5.8%/yr); 90 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% of the median local income ($58k/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.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $15k; list at $170k implies a 1033% 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 $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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: 1.07% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $171,578
• List price: $169,900
• Delta: -0.98%
• 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
190 Victoria Ave	0.09mi	4/1.5	1,305 (-4%)	0mo	$200,000	$153	86
28 Victoria Ave	0.25mi	4/1.5	1,320 (-3%)	4mo	$160,000	$121	77
18 Wade Ave	0.31mi	4/1.0	1,370 (+0%)	9mo	$180,000	$131	74
37 Elmer Ave	0.73mi	4/1.0	1,327 (-3%)	0mo	$170,000	$128	57
51 Sussex St	0.61mi	4/2.0	1,465 (+7%)	7mo	$251,000	$171	53
95 Poultney Ave	0.70mi	4/1.0	1,301 (-5%)	6mo	$95,000	$73	50
635 Norfolk Ave	0.73mi	3/1.0 (-1)	1,340 (-2%)	5mo	$172,500	$129	49
22 Fairfield Ave	0.49mi	3/1.0 (-1)	1,512 (+11%)	6mo	$220,000	$146	45
138 Greenfield St	0.65mi	3/1.0 (-1)	1,468 (+7%)	7mo	$385,000	$262	42
84 Elmer Ave	0.74mi	3/1.0 (-1)	1,510 (+10%)	1mo	$125,000	$83	38
127 Durham Ave	0.67mi	3/1.0 (-1)	1,550 (+13%)	1mo	$216,000	$139	36
17 Elmer Ave	0.73mi	3/1.0 (-1)	1,496 (+9%)	9mo	$150,000	$100	34

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 · 5.81% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-5,114
• Equity at exit: $25,333

10-year hold

• IRR: 9.8%
• Equity multiple: 1.86×
• Total profit: $40,726
• Equity at exit: $14,690

Cash invested: $47,572 (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 14214

• Rents YoY: 5.8%
• Active inventory: 90
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,826 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $268

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 80%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Vernon Pl Unit Upper Buffalo, NY	3.0	1.0	1190	$1,595	$1.34	14d	1	0.54mi
76 Vernon Pl Unit Lower Buffalo, NY	3.0	1.0	1190	$1,445	$1.21	14d	1	0.54mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	44d	1	0.62mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,997	$2.93	2d	10	0.77mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	14d	1	1.02mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	1.06mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	24d	1	1.09mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	44d	1	1.09mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	44d	1	1.11mi
65 Northrup Pl Buffalo, NY	5.0	2.0	1467	$2,500	$1.70	14d	1	1.11mi
117 Humboldt Pkwy Unit A Buffalo, NY	3.0	1.0	1105	$2,300	$2.08	44d	1	1.11mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	2d	1	1.18mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	3d	1	1.21mi
179 Donaldson Rd Buffalo, NY	3.0	1.0	1152	$1,350	$1.17	3d	1	1.30mi
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	2d	1	1.35mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	10d	1	1.38mi
184 Butler Ave Unit 1545840P Buffalo, NY	4.0	1.0	1496	$3,226	$2.16	14d	1	1.43mi
104 Butler Ave Buffalo, NY	3.0	1.0	1000	$1,400	$1.40	44d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $169,900 Active 72 DOM
2. 2026-06-17
   days on market $169,900 Active 71 DOM
3. 2026-06-16
   days on market $169,900 Active 70 DOM
4. 2026-06-15
   days on market $169,900 Active 69 DOM
5. 2026-06-13
   days on market $169,900 Active 67 DOM
6. 2026-06-13
   days on market $169,900 Active 66 DOM
7. 2026-06-10
   days on market $169,900 Active 64 DOM
8. 2026-06-09
   days on market $169,900 Active 63 DOM
9. 2026-06-08
   days on market $169,900 Active 62 DOM
10. 2026-06-07
    pricedays on market $169,900 Active 61 DOM
11. 2026-06-03
    days on market $159,900 Active 57 DOM
12. 2026-06-02
    days on market $159,900 Active 56 DOM
13. 2026-06-01
    days on market $159,900 Active 55 DOM
14. 2026-05-31
    days on market $159,900 Active 54 DOM
15. 2026-04-07
    listed $159,900 Active 1057-char remark

    Show marketing remark (1057 chars)

    Nestled in a family-friendly neighborhood, this charming and versatile home features 4 bedrooms, 2 full bathrooms, a spacious living room, and a large kitchen perfect for everyday living and entertaining. The open dining area offers the potential to be converted into an additional bedroom, while the second floor provides ample space ideal for a home office or flex area. Two detached car garage with storage space. Recently refreshed with new paint, updated flooring, and a fairly new roof, this home blends comfort with peace of mind. Inside, you’ll find generously sized bedrooms and a partial basement offering excellent storage or future customization potential. Step outside to enjoy a spacious private backyard—perfect for relaxing or hosting gatherings. Conveniently located near major amenities, this property is an excellent opportunity for both owner-occupants and investors seeking a solid addition to their portfolio with strong potential for passive income. Don’t miss your chance to own this delightful, move-in-ready home.

16. 2025-12-17
    historical
17. 2025-10-31
    price $164,900
18. 2025-10-09
    price $159,900
19. 2025-09-15
    price $164,900
20. 2025-06-19
    listed $169,900 Active
21. 2024-12-04
    historical
22. 2024-09-05
    listed $169,900 Active
23. 2012-12-20
    soldstatus $15,000
24. 2012-08-16
    listed $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 13 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: $21,909
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$4,943
• Taxable income: $546
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $3,088/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): 21,314
• Household income: $58,228
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1820.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Black 31% Asian 11% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 4% Other Asian/Pacific 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: ▼ -282.52%
• Current HPI: 373.377
• Rent YoY: ▲ 5.81%
• 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

+699.5% since first listed

10 events — show timeline

• 2026-04-07 Listed $159,900 WNYREIS
• 2025-12-17 Listing Removed — WNYREIS
• 2025-10-31 Price Changed $164,900 WNYREIS
• 2025-10-09 Price Changed $159,900 WNYREIS
• 2025-09-15 Price Changed $164,900 WNYREIS
• 2025-06-19 Listed $169,900 WNYREIS
• 2024-12-04 Listing Removed — WNYREIS
• 2024-09-05 Listed $169,900 WNYREIS
• 2012-12-20 Sold (MLS) $15,000 WNYREIS
• 2012-08-16 Listed $20,000 WNYREIS

Property tax history

+4.7%/yr

Latest (2025): $185 · +0.0% YoY. Source: county tax records.