139 Bird Ave · Buffalo, NY 14213

$78,000

3 bd · 1.0 ba · 886 sqft · SingleFamily public records · 45 Days on market

Built 1900 3,780 sqft lot $88/sqft · 55% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• 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

Cute, adorable, maintenance free Bungalow with a large ornate yard. Close to downtown. Main roof 2009; new HWT & space heater. Needs some minor TLC. Great opportunity to put your personal stamp on this home. Owners moving out of town, cheaper than renting.

Key facts

• 3,780 sq ft lot
• Built 1900
• Listed 45 days

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing (previously built); One-level entry
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Rectangular residential lot with city street frontage; Near public transit

Interior

• Kitchen: Gas cooktop; Eat-in kitchen layout
• Bedrooms: Two main-level bedrooms (both on the first floor)
• Flooring: Laminate and varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas heating; Space heater
• Interior features: Ceiling fans; Eat-in kitchen
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 8.0% in Buffalo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Zoned schools: International School (math 8% / reading 17%, grade F, #2,048 of 2,108 statewide, top 97%, 981 students, 92% FRL); Hutchinson Central Technical High School (math 96% / reading 32%, grade B-, #807 of 1,100 statewide, top 73%, 1,175 students, 78% FRL).
• Market conditions: Rents soft (-0.5%/yr); 138 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% 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 $6k of equity ($539 loan paydown + $6k appreciation (7.5% local appreciation)).
• At projected returns (7.5% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $12k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $78k implies a 62% 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 $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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: 2.01% ✓
• Cap rate: 18.03%
• Cash-on-cash: 41.90%
• DSCR: 2.86
• GRM: 4.1

CMA / ARV

• ARV (median comp): $171,905
• List price: $78,000
• Delta: -54.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Garner Ave	0.25mi	2/1.0 (-1)	864 (-2%)	12mo	$70,653	$82	69
123 Hawley St	0.44mi	3/1.0	930 (+5%)	13mo	$191,000	$205	60
25 Lafayette Ave	0.44mi	3/2.0	1,009 (+14%)	6mo	$110,000	$109	48

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: 51.3%
• Equity multiple: 4.37×
• Total profit: $73,672
• Equity at exit: $56,688

10-year hold

• IRR: 45.6%
• Equity multiple: 8.75×
• Total profit: $169,182
• Equity at exit: $110,159

Cash invested: $21,840 (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: 138
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$409
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $763

Break-even live

Break-even rent $605

Max offer price $78,000

Occupancy floor 46%

Sensitivity live

Price	-10% $807	-5% $785	+0% $763	+5% $741	+10% $718
Rent	-10% $639	-5% $701	+0% $763	+5% $825	+10% $887
Rate	-1.0pp $802	-0.5pp $782	base $763	+0.5pp $742	+1.0pp $722

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$1,600	$1.23	3d	14	0.19mi
1485 Niagara St Buffalo, NY	1.0–2.0	1.0	925	$2,174	$2.35	3d	1	0.21mi
46 Hawley St #1 Buffalo, NY	2.0	1.0	900	$1,300	$1.44	45d	1	0.27mi
163 W Delavan Ave Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	25d	1	0.29mi
309 Bird Ave Unit 1 Buffalo, NY	3.0	1.0	1100	$2,200	$2.00	45d	1	0.33mi
257 Lafayette Ave Unit 317 Buffalo, NY	2.0	1.0	897	$1,400	$1.56	25d	1	0.51mi
196 Auburn Ave Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	45d	1	0.51mi
257 Lafayette Ave Apt 319 Buffalo, NY	2.0	1.0	900	$1,395	$1.55	25d	1	0.51mi
57 Abbottsford Pl Buffalo, NY	2.0	1.0	1000	$1,550	$1.55	25d	1	0.55mi
865 Richmond Ave Unit Rear Buffalo, NY	2.0	1.0	850	$1,100	$1.29	45d	1	0.68mi
67 Herkimer St Buffalo, NY	3.0	1.0	1000	$1,300	$1.30	16d	1	0.79mi
478 Breckenridge St Buffalo, NY	3.0	1.0	1100	$1,575	$1.43	45d	1	0.80mi
411 W Ferry St Buffalo, NY	2.0	1.0	900	$1,100	$1.22	16d	1	0.84mi
1920 Niagara St Unit 1 Buffalo, NY	2.0	1.0	695	$999	$1.44	45d	1	0.86mi
77 California St Unit 1 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	45d	1	0.87mi
1015 Elmwood Ave Unit 3 Buffalo, NY	2.0	2.0	1000	$1,400	$1.40	45d	1	0.88mi
484 Ashland Ave Unit 9 Buffalo, NY	2.0	1.0	800	$1,250	$1.56	25d	1	0.94mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	25d	1	0.98mi
664 Auburn Ave Unit 2 Buffalo, NY	2.0	1.0	900	$2,200	$2.44	45d	1	1.04mi
460 Rhode Island St Buffalo, NY	2.0	1.0	1089	$1,500	$1.38	16d	1	1.06mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	12d	1	1.10mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	25d	1	1.16mi
1558 Elmwood Ave Unit 4 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	45d	1	1.19mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	45d	1	1.22mi
273 Richmond Ave Buffalo, NY	1.0–2.0	1.0–1.5	789	$1,819	$2.31	25d	1	1.27mi
102 17th St Buffalo, NY	2.0	1.0	1086	$1,290	$1.19	25d	1	1.29mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	3d	1	1.31mi
256 14th St Unit 1 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	16d	1	1.31mi
1560 Delaware Ave Unit 1 Buffalo, NY	3.0	1.0	1000	$2,800	$2.80	25d	1	1.32mi
1310 Delaware Ave Buffalo, NY	2.0	1.0	684	$1,275	$1.86	45d	1	1.35mi
346 Bryant St Buffalo, NY	2.0	1.0	792	$1,834	$2.32	4d	1	1.40mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	4d	1	1.41mi
1165 Delaware Ave Buffalo, NY	1.0–2.0	1.0	658	$1,250	$1.90	45d	1	1.47mi

Listing history 23 events

1. 2026-06-21
   days on market $78,000 Active 45 DOM
2. 2026-06-18
   days on market $78,000 Active 42 DOM
3. 2026-06-17
   days on market $78,000 Active 41 DOM
4. 2026-06-16
   days on market $78,000 Active 40 DOM
5. 2026-06-15
   days on market $78,000 Active 39 DOM
6. 2026-06-13
   days on market $78,000 Active 37 DOM
7. 2026-06-13
   days on market $78,000 Active 36 DOM
8. 2026-06-10
   days on market $78,000 Active 34 DOM
9. 2026-06-09
   days on market $78,000 Active 33 DOM
10. 2026-06-08
    days on market $78,000 Active 32 DOM
11. 2026-06-07
    days on market $78,000 Active 31 DOM
12. 2026-06-03
    days on market $78,000 Active 27 DOM
13. 2026-06-02
    days on market $78,000 Active 26 DOM
14. 2026-06-01
    days on market $78,000 Active 25 DOM
15. 2026-05-31
    days on market $78,000 Active 24 DOM
16. 2026-05-06
    listed $89,999 Active 342-char remark
17. 2017-12-22
    soldstatus $48,000 Closed Sale or Rented 262-char remark

    Show marketing remark (262 chars)

    Cute, adorable, maintenance free Bungalow with a large ornate yard. Close to downtown. Main roof 2009; new HWT & space heater. Needs some minor TLC. Great opportunity to put your personal stamp on this home. Owners moving out of town, cheaper than renting.

18. 2017-12-22
    soldstatus $48,000

    Show marketing remark (262 chars)

    Cute, adorable, maintenance free Bungalow with a large ornate yard. Close to downtown. Main roof 2009; new HWT & space heater. Needs some minor TLC. Great opportunity to put your personal stamp on this home. Owners moving out of town, cheaper than renting.

19. 2017-09-14
    status Pending Sale 262-char remark

    Show marketing remark (262 chars)

    Cute, adorable, maintenance free Bungalow with a large ornate yard. Close to downtown. Main roof 2009; new HWT & space heater. Needs some minor TLC. Great opportunity to put your personal stamp on this home. Owners moving out of town, cheaper than renting.

20. 2017-09-07
    status Under Contract- Do Not Show 262-char remark

    Show marketing remark (262 chars)

    Cute, adorable, maintenance free Bungalow with a large ornate yard. Close to downtown. Main roof 2009; new HWT & space heater. Needs some minor TLC. Great opportunity to put your personal stamp on this home. Owners moving out of town, cheaper than renting.

21. 2017-08-14
    price $54,900 262-char remark

    Show marketing remark (262 chars)

    Cute, adorable, maintenance free Bungalow with a large ornate yard. Close to downtown. Main roof 2009; new HWT & space heater. Needs some minor TLC. Great opportunity to put your personal stamp on this home. Owners moving out of town, cheaper than renting.

22. 2017-06-19
    listed $58,950 Active 262-char remark

    Show marketing remark (262 chars)

    Cute, adorable, maintenance free Bungalow with a large ornate yard. Close to downtown. Main roof 2009; new HWT & space heater. Needs some minor TLC. Great opportunity to put your personal stamp on this home. Owners moving out of town, cheaper than renting.

23. 2005-07-29
    soldstatus $22,300

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $879 · $73/mo
• Expected delta: +$439/yr (+$37/mo · 100.1%)

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

Taxation est. · year 1

• Rental income: $18,847
• − Mortgage interest: −$4,369
• − Property taxes: −$439
• − Insurance: −$390
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$2,269
• Taxable income: $8,364
• Est. tax owed @ 24.0%: −$2,007
• After-tax cash flow: $7,144/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

+249.8% since first listed

9 events — show timeline

• 2026-05-26 Price Changed $78,000 WNYREIS
• 2026-05-06 Listed $89,999 WNYREIS
• 2017-12-22 Sold (Public Records) $48,000 Public Records
• 2017-12-22 Sold (MLS) $48,000 WNYREIS
• 2017-09-14 Pending — WNYREIS
• 2017-09-07 Pending — WNYREIS
• 2017-08-14 Price Changed $54,900 WNYREIS
• 2017-06-19 Listed $58,950 WNYREIS
• 2005-07-29 Sold (Public Records) $22,300 Public Records

Property tax history

+11.5%/yr

Latest (2025): $439 · +56.7% YoY. Source: county tax records.