230 Bird Ave · Buffalo, NY 14213

$139,900

3 bd · 1.0 ba · 1,047 sqft · SingleFamily public records · 18 Days on market

Built 1900 5,371 sqft lot Est $159k · 12% 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 +25.7/30.0
• ARV discount +12.9/15.0
• Appreciation +8.8/10.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0

Listing remarks MLS

Location! Location! Location! Perfect investment property, starter home, fix n flip, or temporary housing for students not wanting to pay dorm fees or high rent. Tax records indicate this property is a 3 bedroom. First floor bedroom could be easily used for utility room/storage area. Upper bedrooms have unique layout that could easily convert to a super master bedroom. New roof on back portion of home, some new flooring, updated heating system (located in attic) allowing option to remove space heater or keep for auxiliary heat. With a little TLC this home could be a perfect bungalow close to all the city has to offer including restaurants, schools, major highways and museums.

Key facts

• Large driveway
• Natural light
• Renovated kitchen

Tags

• LARGE DRIVEWAY
• FULLY FENCED YARD
• RENOVATED KITCHEN
• HEATED FLOORS
• NATURAL LIGHT
• ADAPTABLE LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% 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 soft (-0.5%/yr); 137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 37% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($967 loan paydown + $11k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($138k) 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.
• Current owner paid $60k; list at $140k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.21%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $159,144
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Pooley Pl	0.16mi	3/1.0	1,044 (-0%)	0mo	$144,900	$139	92
1069 West Ave	0.56mi	3/1.0	1,040 (-1%)	11mo	$150,000	$144	63
25 Lafayette Ave	0.56mi	3/2.0	1,009 (-4%)	5mo	$110,000	$109	59
369 Parkdale Ave	0.18mi	3/1.5	1,144 (+9%)	22mo	$138,000	$121	56
74 Baynes St	0.63mi	4/2.0 (+1)	1,075 (+3%)	4mo	$195,925	$182	54
123 Hawley St	0.36mi	3/1.0	930 (-11%)	13mo	$191,000	$205	54
12 Pooley Pl	0.19mi	4/1.0 (+1)	1,126 (+8%)	24mo	$175,000	$155	54
196 Dewitt St	0.36mi	3/1.0	1,122 (+7%)	23mo	$170,000	$152	52
532 Bird Ave	0.57mi	3/1.0	1,161 (+11%)	9mo	$289,900	$250	47
151 Forest Ave	0.18mi	4/2.0 (+1)	1,176 (+12%)	20mo	$230,000	$196	45
9 Congress St	0.56mi	4/1.0 (+1)	1,200 (+15%)	8mo	$130,000	$108	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.51% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.78×
• Total profit: $69,729
• Equity at exit: $101,676

10-year hold

• IRR: 22.1%
• Equity multiple: 5.54×
• Total profit: $177,721
• Equity at exit: $197,580

Cash invested: $39,172 (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 14213

• Home prices YoY: 1.7%
• Rents YoY: -0.5%
• Active inventory: 137
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $333

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 75%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Bird Ave Unit 3 Buffalo, NY	3.0	1.5	1128	$2,300	$2.04	43d	1	0.12mi
309 Bird Ave Unit 1 Buffalo, NY	3.0	1.0	1100	$2,200	$2.00	43d	1	0.13mi
185 Potomac Ave Buffalo, NY	2.0	1.0	1200	$1,300	$1.08	23d	1	0.20mi
46 Hawley St #1 Buffalo, NY	2.0	1.0	900	$1,300	$1.44	43d	1	0.21mi
374 Baynes St Buffalo, NY	3.0	1.0	1126	$1,550	$1.38	43d	1	0.25mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$1,600	$1.23	1d	14	0.28mi
232 Dewitt St Buffalo, NY	3.0	1.0	1200	$1,300	$1.08	23d	1	0.32mi
163 W Delavan Ave Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	23d	1	0.34mi
311 Herkimer St #1 Buffalo, NY	3.0	1.0	1272	$1,400	$1.10	14d	1	0.34mi
37 Abbottsford Pl Buffalo, NY	3.0	1.0	1130	$1,650	$1.46	43d	1	0.35mi
57 Abbottsford Pl Buffalo, NY	2.0	1.0	1000	$1,550	$1.55	23d	1	0.36mi
1485 Niagara St Buffalo, NY	1.0–2.0	1.0	925	$2,174	$2.35	1d	1	0.40mi
257 Lafayette Ave Unit 317 Buffalo, NY	2.0	1.0	897	$1,400	$1.56	23d	1	0.43mi
257 Lafayette Ave Apt 319 Buffalo, NY	2.0	1.0	900	$1,395	$1.55	23d	1	0.43mi
865 Richmond Ave Unit Rear Buffalo, NY	2.0	1.0	850	$1,100	$1.29	43d	1	0.48mi
891 Richmond Ave Buffalo, NY	3.0	1.0	1176	$1,800	$1.53	43d	1	0.49mi
196 Auburn Ave Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	43d	1	0.53mi
1360 Niagara St Buffalo, NY	1.0–2.0	1.0–2.0	1252	$2,396	$1.91	1d	2	0.56mi
117 Bidwell Pkwy Unit 3 Buffalo, NY	2.0	1.0	1192	$1,500	$1.26	3d	1	0.67mi
1015 Elmwood Ave Unit 3 Buffalo, NY	2.0	2.0	1000	$1,400	$1.40	43d	1	0.68mi
478 Breckenridge St Buffalo, NY	3.0	1.0	1100	$1,575	$1.43	43d	1	0.69mi
411 W Ferry St Buffalo, NY	2.0	1.0	900	$1,100	$1.22	14d	1	0.77mi
484 Ashland Ave Unit 9 Buffalo, NY	2.0	1.0	800	$1,250	$1.56	23d	1	0.78mi
375 Hampshire St Buffalo, NY	3.0	1.0	1200	$1,100	$0.92	43d	1	0.79mi
67 Herkimer St Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	14d	1	0.81mi
310 Hampshire St Apt 3 Buffalo, NY	3.0	1.0	1200	$1,500	$1.25	43d	1	0.84mi
664 Auburn Ave Unit 2 Buffalo, NY	2.0	1.0	900	$2,200	$2.44	43d	1	0.86mi
77 California St Unit 1 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	43d	1	0.90mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	23d	1	0.91mi
685 Auburn Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,750	$1.46	14d	1	0.91mi
685 Auburn Ave Buffalo, NY	2.0	1.0	1200	$1,600	$1.33	44d	1	0.91mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	23d	1	0.93mi
460 Rhode Island St Buffalo, NY	2.0	1.0	1089	$1,500	$1.38	14d	1	0.99mi
1558 Elmwood Ave Unit 4 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	43d	1	1.07mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	10d	1	1.08mi
75 Inwood Pl Unit Lower Buffalo, NY	2.0	1.0	1175	$1,550	$1.32	43d	1	1.08mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	23d	1	1.09mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	23d	1	1.11mi
825 Forest Ave Unit 1 Buffalo, NY	3.0	1.0	1200	$1,700	$1.42	3d	1	1.11mi
825 Forest Ave Buffalo, NY	3.0	1.0	1200	$2,000	$1.67	23d	1	1.11mi

Listing history 10 events

1. 2026-02-27
   status Pending
2. 2026-02-09
   listed $139,900 Active
3. 2023-11-06
   soldstatus $60,000
4. 2023-11-03
   soldstatus $60,000 Closed Sale or Rented 684-char remark

   Show marketing remark (684 chars)

   Location! Location! Location! Perfect investment property, starter home, fix n flip, or temporary housing for students not wanting to pay dorm fees or high rent. Tax records indicate this property is a 3 bedroom. First floor bedroom could be easily used for utility room/storage area. Upper bedrooms have unique layout that could easily convert to a super master bedroom. New roof on back portion of home, some new flooring, updated heating system (located in attic) allowing option to remove space heater or keep for auxiliary heat. With a little TLC this home could be a perfect bungalow close to all the city has to offer including restaurants, schools, major highways and museums.

5. 2023-09-18
   status Pending Sale 684-char remark

   Show marketing remark (684 chars)

   Location! Location! Location! Perfect investment property, starter home, fix n flip, or temporary housing for students not wanting to pay dorm fees or high rent. Tax records indicate this property is a 3 bedroom. First floor bedroom could be easily used for utility room/storage area. Upper bedrooms have unique layout that could easily convert to a super master bedroom. New roof on back portion of home, some new flooring, updated heating system (located in attic) allowing option to remove space heater or keep for auxiliary heat. With a little TLC this home could be a perfect bungalow close to all the city has to offer including restaurants, schools, major highways and museums.

6. 2023-07-28
   price $70,000 684-char remark

   Show marketing remark (684 chars)

   Location! Location! Location! Perfect investment property, starter home, fix n flip, or temporary housing for students not wanting to pay dorm fees or high rent. Tax records indicate this property is a 3 bedroom. First floor bedroom could be easily used for utility room/storage area. Upper bedrooms have unique layout that could easily convert to a super master bedroom. New roof on back portion of home, some new flooring, updated heating system (located in attic) allowing option to remove space heater or keep for auxiliary heat. With a little TLC this home could be a perfect bungalow close to all the city has to offer including restaurants, schools, major highways and museums.

7. 2023-05-01
   status Active 684-char remark

   Show marketing remark (684 chars)

   Location! Location! Location! Perfect investment property, starter home, fix n flip, or temporary housing for students not wanting to pay dorm fees or high rent. Tax records indicate this property is a 3 bedroom. First floor bedroom could be easily used for utility room/storage area. Upper bedrooms have unique layout that could easily convert to a super master bedroom. New roof on back portion of home, some new flooring, updated heating system (located in attic) allowing option to remove space heater or keep for auxiliary heat. With a little TLC this home could be a perfect bungalow close to all the city has to offer including restaurants, schools, major highways and museums.

8. 2023-04-25
   status Under Contract- Do Not Show 684-char remark

   Show marketing remark (684 chars)

   Location! Location! Location! Perfect investment property, starter home, fix n flip, or temporary housing for students not wanting to pay dorm fees or high rent. Tax records indicate this property is a 3 bedroom. First floor bedroom could be easily used for utility room/storage area. Upper bedrooms have unique layout that could easily convert to a super master bedroom. New roof on back portion of home, some new flooring, updated heating system (located in attic) allowing option to remove space heater or keep for auxiliary heat. With a little TLC this home could be a perfect bungalow close to all the city has to offer including restaurants, schools, major highways and museums.

9. 2023-04-18
   price $75,000 684-char remark

   Show marketing remark (684 chars)

   Location! Location! Location! Perfect investment property, starter home, fix n flip, or temporary housing for students not wanting to pay dorm fees or high rent. Tax records indicate this property is a 3 bedroom. First floor bedroom could be easily used for utility room/storage area. Upper bedrooms have unique layout that could easily convert to a super master bedroom. New roof on back portion of home, some new flooring, updated heating system (located in attic) allowing option to remove space heater or keep for auxiliary heat. With a little TLC this home could be a perfect bungalow close to all the city has to offer including restaurants, schools, major highways and museums.

10. 2023-03-22
    listed $89,900 Active 684-char remark

    Show marketing remark (684 chars)

    Location! Location! Location! Perfect investment property, starter home, fix n flip, or temporary housing for students not wanting to pay dorm fees or high rent. Tax records indicate this property is a 3 bedroom. First floor bedroom could be easily used for utility room/storage area. Upper bedrooms have unique layout that could easily convert to a super master bedroom. New roof on back portion of home, some new flooring, updated heating system (located in attic) allowing option to remove space heater or keep for auxiliary heat. With a little TLC this home could be a perfect bungalow close to all the city has to offer including restaurants, schools, major highways and museums.

ⓘ 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 3/10 Moderate 7 d/yr ≥91°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: $19,749
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$4,070
• Taxable income: $1,885
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,548/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): 24,107
• Household income: $53,870
• Rent vs Own: 60.5% rent · 39.5% own
• Severe rent burden: 1501.0

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 0.70)
• Race & ethnicity: White 46% Hispanic / Latino 20% Black 18% Asian 12% Two or more races 10%
• Hispanic origin (detail): Mexican 1% Puerto Rican 16% Dominican 1%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 16% · Philippines, Canada, India
• Languages at home: 68% English-only · Spanish 12% Other Asian/Pacific 7% Arabic 3%

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: ▲ 7.51%
• Current HPI: 448.4879
• Rent YoY: ▼ -0.49%
• 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

+55.6% since first listed

10 events — show timeline

• 2026-02-27 Pending — WNYREIS
• 2026-02-09 Listed $139,900 WNYREIS
• 2023-11-06 Sold (Public Records) $60,000 Public Records
• 2023-11-03 Sold (MLS) $60,000 WNYREIS
• 2023-09-18 Pending — WNYREIS
• 2023-07-28 Price Changed $70,000 WNYREIS
• 2023-05-01 Relisted — WNYREIS
• 2023-04-25 Pending — WNYREIS
• 2023-04-18 Price Changed $75,000 WNYREIS
• 2023-03-22 Listed $89,900 WNYREIS

Property tax history

-4.3%/yr

Latest (2025): $80 · +0.0% YoY. Source: county tax records.