97 Mayer Ave · Buffalo, NY 14207

$114,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 42 Days on market

Built 1900 2,700 sqft lot $98/sqft · 36% below area Est $181k · 36% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.5/10.0
• 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

Charming and well-maintained home located on a quiet residential street in Buffalo. This property offers a spacious layout with bright living areas, generously sized bedrooms, and abundant natural light throughout. The functional kitchen provides ample cabinet space and potential for customization. Exterior features include a private yard, ideal for outdoor enjoyment, along with off-street parking for added convenience. Situated close to local amenities, including shopping, dining, schools, and parks, with easy access to major roadways. Great opportunity for owner-occupants or investors. Move-in ready with room to add value.

Key facts

• Functional kitchen
• Private yard
• Off-street parking

Tags

• SPACIOUS LAYOUT
• FUNCTIONAL KITCHEN
• PRIVATE YARD
• OFF-STREET PARKING
• CLOSE TO LOCAL AMENITIES
• EASY ACCESS TO MAJOR ROADWAYS

Property features AI

Exterior

• Parking: Driveway; No garage
• Utilities: Public water (connected); Public sewer (connected)
• Home design: Two-story property; Resale condition
• Construction: Composite siding; Asphalt roof; Block foundation; Existing structure (year built not specified)
• Exterior features: Stamped concrete driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas water heater
• Bedrooms: Total of 5 rooms (includes living room listed separately)
• Flooring: Laminate flooring; Varied flooring types
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal living room; Combined living/dining area
• Laundry & utility: Has basement (full) — utility space in basement likely available

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 8.0% in Buffalo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 40% 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 $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1900 — 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: 1.15% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.29%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (median comp): $180,909
• List price: $114,900
• Delta: -36.49%
• 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
56 Gallatin Ave	0.08mi	3/1.5	1,052 (-10%)	2mo	$178,000	$169	75
82 Beatrice Ave	0.55mi	3/1.0	1,166 (-1%)	2mo	$165,000	$142	71
62 Chadduck Ave	0.43mi	3/1.0	1,240 (+5%)	2mo	$155,000	$125	69
195 Hertel Ave	0.47mi	3/1.0	1,236 (+5%)	1mo	$110,000	$89	68
136 Newfield St	0.68mi	3/1.5	1,198 (+2%)	2mo	$167,000	$139	62
38 Wyandotte Ave	0.71mi	4/1.0 (+1)	1,200 (+2%)	2mo	$150,000	$125	57
50 Philadelphia St	0.60mi	3/1.5	1,276 (+8%)	1mo	$155,000	$121	55
280 Esser Ave	0.64mi	3/1.0	1,283 (+9%)	3mo	$175,000	$136	53
36 Layer Ave	0.63mi	3/1.0	1,040 (-12%)	0mo	$185,000	$178	51
19 Royal Ave	0.45mi	4/1.0 (+1)	1,021 (-13%)	2mo	$159,547	$156	50
186 Crowley Ave	0.37mi	4/2.0 (+1)	1,333 (+13%)	2mo	$215,000	$161	50
165 Roesch Ave	0.72mi	3/1.0	1,285 (+9%)	5mo	$210,000	$163	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.34×
• Total profit: $10,995
• Equity at exit: $17,132

10-year hold

• IRR: 21.1%
• Equity multiple: 3.19×
• Total profit: $70,325
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$603
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $356

Break-even live

Break-even rent $868

Max offer price $114,900

Occupancy floor 68%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.11mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	3d	1	0.25mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	3d	1	0.33mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	44d	1	0.47mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	2d	1	0.48mi
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	14d	1	0.49mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	24d	1	0.50mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	3d	1	0.52mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	44d	1	0.67mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	10d	1	0.74mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	24d	1	0.85mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	24d	1	0.87mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	24d	1	0.91mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	24d	1	0.92mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	2d	1	0.92mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	2d	1	0.96mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	2d	1	1.10mi
1558 Elmwood Ave Unit 4 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	44d	1	1.26mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	24d	1	1.32mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$1,600	$1.23	2d	14	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $114,900 Active 42 DOM
2. 2026-06-17
   days on market $114,900 Active 41 DOM
3. 2026-06-16
   days on market $114,900 Active 40 DOM
4. 2026-06-15
   pricedays on market $114,900 Active 39 DOM
5. 2026-06-13
   days on market $119,900 Active 37 DOM
6. 2026-06-13
   days on market $119,900 Active 36 DOM
7. 2026-06-10
   days on market $119,900 Active 34 DOM
8. 2026-06-09
   days on market $119,900 Active 33 DOM
9. 2026-06-08
   days on market $119,900 Active 32 DOM
10. 2026-06-07
    days on market $119,900 Active 31 DOM
11. 2026-06-03
    days on market $119,900 Active 27 DOM
12. 2026-06-02
    days on market $119,900 Active 26 DOM
13. 2026-06-01
    days on market $119,900 Active 25 DOM
14. 2026-05-31
    days on market $119,900 Active 24 DOM
15. 2026-05-07
    listed $119,900 Active 632-char remark
16. 2025-12-24
    historical
17. 2025-08-25
    listed $159,000 Active
18. 2024-01-31
    historical $1,250
19. 2023-11-11
    listed $1,250

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $1,182 · $99/mo
• Expected delta: +$760/yr (+$63/mo · 179.7%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,826
• − Mortgage interest: −$6,436
• − Property taxes: −$423
• − Insurance: −$574
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$3,343
• Taxable income: $2,518
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $3,671/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

+9092.0% since first listed

6 events — show timeline

• 2026-06-13 Price Changed $114,900 WNYREIS
• 2026-05-07 Listed $119,900 WNYREIS
• 2025-12-24 Listing Removed — WNYREIS
• 2025-08-25 Listed $159,000 WNYREIS
• 2024-01-31 Rental Removed $1,250 BUILDIUM
• 2023-11-11 Listed for Rent $1,250 BUILDIUM

Property tax history

+7.5%/yr

Latest (2025): $423 · +21.6% YoY. Source: county tax records.