34 Englewood Ave · Buffalo, NY 14214

$209,000

4 bd · 1.0 ba · 1,426 sqft · SingleFamily public records · 17 Days on market

Built 1910 3,450 sqft lot $147/sqft · 23% below area Est $271k · 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This five bedroom two and a half bath property offers a rare combination of size, functionality, and location, with the added convenience of a 2.5 bath layout that comfortably supports a full house of occupants. Currently operating as a high performing student rental, it is hard to imagine a more strategic setting, positioned directly across from the college and within the first block to the main street, making it one of the most desirable spots for students who value true walkability to campus, shops, and daily essentials. The home features generously sized bedrooms, off street parking, and exceptional storage options including a full attic, basement, and garage, giving tenants the space t

Key facts

• Off street parking
• Garage
• Basement

Tags

• WALKABILITY TO CAMPUS
• OFF STREET PARKING
• EXCEPTIONAL STORAGE OPTIONS
• FULL ATTIC
• BASEMENT
• GARAGE

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story home; Resale property; Existing construction
• Construction: Frame construction; Stone foundation
• Exterior features: Concrete driveway; Open porch

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Tile; Varies
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Gas forced-air heating; Heating present
• Interior features: Living/dining room; Bedroom on main level; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/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 $191k (8.6% below list).
• Recommended offer: $191k (8.6% 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 (+5.8%/yr); 90 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 39% of the median local income ($58k/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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,941 (8.6% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.91% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (median comp): $271,374
• List price: $209,000
• Delta: -22.98%
• 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
71 Merrimac St	0.12mi	3/1.0 (-1)	1,404 (-2%)	5mo	$129,999	$93	83
142 Englewood Ave	0.20mi	5/1.5 (+1)	1,504 (+6%)	4mo	$215,000	$143	71
133 Allenhurst Rd	0.44mi	3/1.5 (-1)	1,410 (-1%)	1mo	$332,800	$236	70
73 Springville Ave	0.70mi	4/2.0	1,425 (-0%)	4mo	$235,000	$165	60
32 Wellington Ave	0.65mi	3/1.5 (-1)	1,482 (+4%)	1mo	$272,000	$184	55
32 Parkside Ct	0.52mi	3/1.5 (-1)	1,292 (-9%)	1mo	$350,000	$271	52
41 Fairfield Ave	0.72mi	3/1.5 (-1)	1,384 (-3%)	4mo	$197,500	$143	51
176 Lasalle Ave	0.51mi	4/2.0	1,601 (+12%)	2mo	$270,000	$169	50
253 Winspear Ave	0.51mi	4/2.0	1,584 (+11%)	6mo	$315,100	$199	49
58 Grandview Ave	0.45mi	3/1.0 (-1)	1,638 (+15%)	0mo	$251,000	$153	49
29 Parkhurst Blvd	0.55mi	3/1.5 (-1)	1,289 (-10%)	6mo	$165,000	$128	47
347 Lisbon Ave	0.65mi	3/1.5 (-1)	1,558 (+9%)	3mo	$180,000	$116	44

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 · 5.81% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-11,200
• Equity at exit: $31,163

10-year hold

• IRR: 7.4%
• Equity multiple: 1.62×
• Total profit: $36,144
• Equity at exit: $18,071

Cash invested: $58,520 (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 14214

• Rents YoY: 5.8%
• Active inventory: 90
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,909 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $270

Break-even live

Break-even rent $1,567

Max offer price $209,000

Occupancy floor 81%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Englewood Ave Buffalo, NY	4.0	1.0	1400	$1,650	$1.18	1d	1	0.08mi
65 Northrup Pl Buffalo, NY	5.0	2.0	1467	$2,500	$1.70	14d	1	0.23mi
222 Lisbon Ave Unit Upper Buffalo, NY	3.0	1.0	1400	$1,400	$1.00	44d	1	0.43mi
222 Lisbon Ave Buffalo, NY	4.0	1.0	1300	$1,400	$1.08	23d	1	0.43mi
265 Lisbon Ave Unit 2 Buffalo, NY	3.0	1.0	1200	$1,400	$1.17	44d	1	0.51mi
263 Minnesota Ave Unit Upper Buffalo, NY	3.0	1.0	1242	$1,500	$1.21	14d	1	0.54mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,997	$2.93	1d	10	0.54mi
163 Carmel Rd Buffalo, NY	3.0	1.0	1400	$1,800	$1.29	3d	1	0.63mi
33 Tillotson Pl Buffalo, NY	3.0	1.0	1143	$2,095	$1.83	14d	1	0.69mi
91 Springville Ave Buffalo, NY	4.0	2.0	1660	$2,350	$1.42	23d	1	0.74mi
348 Capen Blvd Buffalo, NY	3.0	1.5	1424	$2,200	$1.54	1d	1	0.91mi
524 University Ave Buffalo, NY	3.0	1.0	1840	$1,600	$0.87	1d	1	0.95mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	44d	1	1.00mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	10d	1	1.21mi
414 Taunton Pl Unit Lowet Buffalo, NY	3.0	1.0	1232	$1,700	$1.38	14d	1	1.22mi
76 Vernon Pl Unit Lower Buffalo, NY	3.0	1.0	1190	$1,445	$1.21	14d	1	1.29mi
76 Vernon Pl Unit Upper Buffalo, NY	3.0	1.0	1190	$1,595	$1.34	14d	1	1.29mi
151 Lamson Rd Buffalo, NY	4.0	2.0	1382	$2,350	$1.70	17d	1	1.32mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	1d	1	1.34mi
307 Sterling Ave Buffalo, NY	3.0	1.0	1632	$1,800	$1.10	3d	1	1.41mi

Listing history 13 events

1. 2026-06-18
   days on market $209,000 Active 17 DOM
2. 2026-06-17
   days on market $209,000 Active 16 DOM
3. 2026-06-16
   days on market $209,000 Active 15 DOM
4. 2026-06-15
   days on market $209,000 Active 14 DOM
5. 2026-06-13
   days on market $209,000 Active 12 DOM
6. 2026-06-13
   days on market $209,000 Active 11 DOM
7. 2026-06-10
   days on market $209,000 Active 9 DOM
8. 2026-06-09
   days on market $209,000 Active 8 DOM
9. 2026-06-08
   days on market $209,000 Active 7 DOM
10. 2026-06-07
    days on market $209,000 Active 6 DOM
11. 2026-06-03
    days on market $209,000 Active 2 DOM
12. 2026-06-02
    days on marketlisting id $209,000 Active 1 DOM
13. 2026-05-04
    listed $209,000 Active 1211-char remark

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $2,096 · $175/mo
• Expected delta: +$1,436/yr (+$120/mo · 217.4%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,913
• − Mortgage interest: −$11,707
• − Property taxes: −$660
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$6,080
• Taxable loss: −$246
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $3,303/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): 21,314
• Household income: $58,228
• Rent vs Own: 57.7% rent · 42.3% own
• Severe rent burden: 1820.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Black 31% Asian 11% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 14% · Canada, China
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 4% Other Asian/Pacific 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: ▼ -282.52%
• Current HPI: 373.377
• Rent YoY: ▲ 5.81%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-01 Listed $209,000 WNYREIS
• 2026-05-30 Listing Removed — WNYREIS
• 2026-05-04 Listed $209,000 WNYREIS

Property tax history

+8.0%/yr

Latest (2025): $660 · +2.5% YoY. Source: county tax records.