135 Bushnell St · Buffalo, NY 14206

$119,900

3 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 9 Days on market

Built 1900 3,720 sqft lot Est $121k · at est.

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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 +26.3/30.0
• Appreciation +9.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.9/15.0
• 1% rule +7.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A great opportunity on a low traffic dead end street. Home has been owner occupied for almost 40 years. Large living room, formal dining room , eat in kitchen, bathroom and utility room on 1st floor. 2nd floor could easily be 2 additional bedrooms. Nice mechanics and a detached garage add to the value.

Key facts

• New furnace
• Off street parking
• Large garage

Tags

• OFF STREET PARKING
• LARGE GARAGE
• FENCED IN YARD
• NEW WINDOWS
• NEW FURNACE
• NEW HOT WATER TANK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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: 169 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($829 loan paydown + $10k appreciation (8.1% local appreciation)).
• At projected returns (8.1% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $55k; list at $120k implies a 118% 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 $119,900

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: 1.20% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $120,870
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Bushnell St	0.00mi	3/1.0	1,530 (0%)	1mo	$121,200	$79	99
57 Jones St	0.37mi	4/1.0 (+1)	1,497 (-2%)	12mo	$72,000	$48	64
506 Howard St	0.58mi	3/1.5	1,686 (+10%)	7mo	$57,000	$34	48
271 Babcock St	0.44mi	3/2.0	1,387 (-9%)	18mo	$110,000	$79	45
119 Peabody St	0.68mi	3/1.0	1,302 (-15%)	10mo	$150,000	$115	35
118 Peabody St	0.69mi	3/1.0	1,362 (-11%)	22mo	$130,000	$95	32

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

Projected returns pro-forma

8.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 3.07×
• Total profit: $69,613
• Equity at exit: $91,568

10-year hold

• IRR: 25.7%
• Equity multiple: 6.58×
• Total profit: $187,362
• Equity at exit: $182,217

Cash invested: $33,572 (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 14206

• Home prices YoY: 1.8%
• Active inventory: 169
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $310

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 73%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	23d	1	0.91mi
140 Seymour St Buffalo, NY	2.0	1.0	1300	$1,800	$1.38	23d	1	0.96mi
140 Seymour St Unit First Floor Buffalo, NY	2.0	1.0	1300	$1,800	$1.38	3d	1	0.96mi
901 S Park Ave Unit Lower Buffalo, NY	4.0	1.0	1729	$1,600	$0.93	23d	1	1.28mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	2d	1	1.37mi
700 Hopkins St Buffalo, NY	3.0	1.0	1100	$1,225	$1.11	14d	1	1.42mi
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	14d	1	1.43mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	23d	1	1.48mi

Listing history 8 events

1. 2026-03-28
   status Pending
2. 2026-03-19
   listed $119,900 Active
3. 2023-07-17
   soldstatus $55,000
4. 2017-11-03
   soldstatus $65,000
5. 2017-05-19
   soldstatus $27,000 Closed Sale or Rented 303-char remark

   Show marketing remark (303 chars)

   A great opportunity on a low traffic dead end street. Home has been owner occupied for almost 40 years. Large living room, formal dining room , eat in kitchen, bathroom and utility room on 1st floor. 2nd floor could easily be 2 additional bedrooms. Nice mechanics and a detached garage add to the value.

6. 2017-05-19
   soldstatus $27,000

   Show marketing remark (303 chars)

   A great opportunity on a low traffic dead end street. Home has been owner occupied for almost 40 years. Large living room, formal dining room , eat in kitchen, bathroom and utility room on 1st floor. 2nd floor could easily be 2 additional bedrooms. Nice mechanics and a detached garage add to the value.

7. 2017-04-07
   status Pending Sale 303-char remark

   Show marketing remark (303 chars)

   A great opportunity on a low traffic dead end street. Home has been owner occupied for almost 40 years. Large living room, formal dining room , eat in kitchen, bathroom and utility room on 1st floor. 2nd floor could easily be 2 additional bedrooms. Nice mechanics and a detached garage add to the value.

8. 2016-11-15
   listed $34,900 Active 303-char remark

   Show marketing remark (303 chars)

   A great opportunity on a low traffic dead end street. Home has been owner occupied for almost 40 years. Large living room, formal dining room , eat in kitchen, bathroom and utility room on 1st floor. 2nd floor could easily be 2 additional bedrooms. Nice mechanics and a detached garage add to the value.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,297
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$3,488
• Taxable income: $1,927
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $3,259/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): 21,631
• Household income: $50,450
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 841.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 12% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 25% Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Arabic 2%

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: ▲ 8.06%
• Current HPI: 457.3935
• Rent YoY: —
• 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

+243.6% since first listed

8 events — show timeline

• 2026-03-28 Pending — WNYREIS
• 2026-03-19 Listed $119,900 WNYREIS
• 2023-07-17 Sold (Public Records) $55,000 Public Records
• 2017-11-03 Sold (Public Records) $65,000 Public Records
• 2017-05-19 Sold (Public Records) $27,000 Public Records
• 2017-05-19 Sold (MLS) $27,000 WNYREIS
• 2017-04-07 Pending — WNYREIS
• 2016-11-15 Listed $34,900 WNYREIS

Property tax history

+10.6%/yr

Latest (2025): $157 · +0.0% YoY. Source: county tax records.