36 Edgewood Ave · Buffalo, NY 14220

$199,900

6 bd · 2.0 ba · 2,560 sqft · Townhouse public records · 20 Days on market

Built 1935 3,649 sqft lot Est $261k · 23% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• Rent growth +4.4/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this classic Buffalo 3/3 double located just steps from McKinley Parkway, and conveniently close to Mercy Hospital of Buffalo and beautiful Cazenovia Park. Situated on a quiet one-way street, this property offers strong potential for investors or owner-occupants looking to build equity. Each apartment features 3 bedrooms and 1 full bathroom, along with hardwood flooring that adds classic charm throughout. The home also includes a full walk-up attic as well as a full basement, providing excellent storage or possible future expansion potential. Additional highlights include off-street parking and a location close to Caz park, shopping, Mercy Hospital, and other major r

Key facts

• Full basement
• Full walk-up attic
• Off-street parking

Tags

• CLASSIC BUFFALO DOUBLE
• FULL WALK-UP ATTIC
• FULL BASEMENT
• OFF-STREET PARKING
• LOCATION CLOSE TO CAZ PARK
• LOCATION CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/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 $194k (3.2% below list).
• Recommended offer: $194k (3.2% 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 rising fast (+7.6%/yr); 136 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $200k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,573 (3.2% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $261,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Hubbell Ave	0.35mi	6/2.0	2,409 (-6%)	1mo	$215,000	$89	73
95 Sheffield Ave	0.38mi	6/2.0	2,420 (-6%)	2mo	$145,500	$60	71
52 Harding Rd	0.54mi	6/2.0	2,636 (+3%)	6mo	$306,000	$116	64
42 Meriden St	0.29mi	6/2.0	2,220 (-13%)	5mo	$250,000	$113	60
109 Newman Pl	0.70mi	6/2.0	2,566 (+0%)	9mo	$281,000	$110	60
425 Cumberland Ave	0.32mi	6/2.0	2,355 (-8%)	16mo	$135,000	$57	58
26 Zittel St	0.69mi	6/2.0	2,456 (-4%)	5mo	$250,000	$102	57
88 Stevenson St	0.55mi	6/2.0	2,700 (+6%)	13mo	$175,000	$65	54
88 Parkview Ave	0.75mi	6/2.0	2,464 (-4%)	9mo	$199,088	$81	51
15 Teresa Pl	0.61mi	6/2.0	2,376 (-7%)	10mo	$275,000	$116	51
19 Alamo Pl	0.70mi	6/2.0	2,648 (+3%)	18mo	$171,500	$65	47
18 S Ryan St	0.65mi	6/2.0	2,244 (-12%)	3mo	$270,000	$120	47

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 · 7.62% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,044
• Equity at exit: $29,806

10-year hold

• IRR: 13.1%
• Equity multiple: 2.24×
• Total profit: $69,593
• Equity at exit: $17,284

Cash invested: $55,972 (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 14220

• Home prices YoY: -26.7%
• Rents YoY: 7.6%
• Active inventory: 136
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $346

Break-even live

Break-even rent $1,498

Max offer price $199,900

Occupancy floor 77%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-31
   status Pending
2. 2026-03-28
   price $199,900
3. 2026-03-11
   listed $200,000 Active
4. 2008-03-26
   soldstatus $74,900
5. 2008-03-26
   soldstatus $74,900

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $2,000 · $167/mo
• Expected delta: +$1,378/yr (+$115/mo · 221.5%)

ⓘ 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 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,229
• − Mortgage interest: −$11,198
• − Property taxes: −$622
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$5,815
• Taxable income: $878
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $3,939/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): 24,428
• Household income: $70,963
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 602.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 10% Cuban 1%
• Common ancestry: Romanian 16% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 4% · Canada, Jamaica, China
• Languages at home: 90% English-only · 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: ▼ -146.29%
• Current HPI: 402.5053
• Rent YoY: ▲ 7.62%
• 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

+166.9% since first listed

5 events — show timeline

• 2026-03-31 Pending — WNYREIS
• 2026-03-28 Price Changed $199,900 WNYREIS
• 2026-03-11 Listed $200,000 WNYREIS
• 2008-03-26 Sold (Public Records) $74,900 Public Records
• 2008-03-26 Sold (Public Records) $74,900 Public Records

Property tax history

+5.1%/yr

Latest (2025): $622 · +0.0% YoY. Source: county tax records.