134 Condon Ave · Buffalo, NY 14207

$139,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 86 Days on market

Built 1928 3,300 sqft lot $130/sqft · 30% below area Est $200k · 30% 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.8/10.0
• 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 MLS

Welcome to 134 Condon Ave in the City of Buffalo! This 3-bedroom, 1-bath single-family home is a perfect opportunity for owner occupancy or investor alike. Currently rented for $1,100 per month, this property offers immediate income potential with room to grow. The home features vinyl flooring throughout, a functional layout, and solid mechanics, providing a strong foundation for long-term value. A full basement adds additional storage or potential for future use. Conveniently located near public transportation, shopping, restaurants, and everyday amenities, making it an attractive option for both tenants and homeowners. Whether you’re looking to expand your investment portfolio or secure your next home, 134 Condon Ave is an opportunity you won’t want to miss!

Key facts

• Vinyl flooring
• Everyday amenities
• Full basement

Tags

• VINYL FLOORING
• FULL BASEMENT
• PUBLIC TRANSPORTATION
• SHOPPING
• RESTAURANTS
• EVERYDAY AMENITIES

🏷️ Possibly a rental listed for sale. The $139,900 price doesn't fit this home's estimated sale value (~$200,269) and the remarks read like a rental — treat the cards below with caution.

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 $258 ($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 $137k (2.0% below list).
• Recommended offer: $132k (6.0% 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 rising fast (+8.2%/yr); 199 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 41% 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $140k implies a 723% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (median comp): $200,269
• List price: $139,900
• Delta: -30.14%
• 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
82 Beatrice Ave	0.29mi	3/1.0	1,166 (+8%)	2mo	$165,000	$142	72
108 Argus St	0.22mi	3/1.0	993 (-8%)	6mo	$40,000	$40	71
56 Gallatin Ave	0.58mi	3/1.5	1,052 (-3%)	2mo	$178,000	$169	65
221 Newfield St	0.40mi	4/1.5 (+1)	1,127 (+4%)	4mo	$75,000	$67	64
38 Wyandotte Ave	0.30mi	4/1.0 (+1)	1,200 (+11%)	2mo	$150,000	$125	61
19 Royal Ave	0.49mi	4/1.0 (+1)	1,021 (-6%)	2mo	$159,547	$156	61
63 Briggs Ave	0.49mi	3/1.0	974 (-10%)	0mo	$180,000	$185	60
62 Chadduck Ave	0.28mi	3/1.0	1,240 (+15%)	2mo	$155,000	$125	60
136 Newfield St	0.43mi	3/1.5	1,198 (+11%)	2mo	$167,000	$139	58
42 Progressive Ave	0.67mi	3/1.0	1,019 (-6%)	6mo	$68,000	$67	54
133 Mayer Ave	0.70mi	3/1.0	1,134 (+5%)	6mo	$195,000	$172	54
268 Riverside Ave	0.47mi	3/1.0	936 (-13%)	5mo	$150,000	$160	52

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $957
• Equity at exit: $20,860

10-year hold

• IRR: 14.4%
• Equity multiple: 2.40×
• Total profit: $54,715
• Equity at exit: $12,096

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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 199
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$734
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $258

Break-even live

Break-even rent $1,044

Max offer price $139,900

Occupancy floor 76%

Sensitivity live

Price	-10% $337	-5% $298	+0% $258	+5% $219	+10% $179
Rent	-10% $150	-5% $204	+0% $258	+5% $312	+10% $367
Rate	-1.0pp $329	-0.5pp $294	base $258	+0.5pp $222	+1.0pp $185

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	25d	1	0.16mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	4d	1	0.40mi
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	15d	1	0.42mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	4d	1	0.51mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	3d	1	0.60mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	3d	1	0.72mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	22d	1	0.75mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	3d	1	0.82mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	25d	1	0.93mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	4d	1	0.99mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	45d	1	1.05mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	45d	1	1.14mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	11d	1	1.39mi

Listing history 20 events

1. 2026-06-21
   days on market $139,900 Active 86 DOM
2. 2026-06-18
   days on market $139,900 Active 83 DOM
3. 2026-06-17
   days on market $139,900 Active 82 DOM
4. 2026-06-16
   days on market $139,900 Active 81 DOM
5. 2026-06-15
   days on market $139,900 Active 80 DOM
6. 2026-06-13
   days on market $139,900 Active 78 DOM
7. 2026-06-13
   days on market $139,900 Active 77 DOM
8. 2026-06-10
   days on market $139,900 Active 75 DOM
9. 2026-06-09
   days on market $139,900 Active 74 DOM
10. 2026-06-08
    days on market $139,900 Active 73 DOM
11. 2026-06-07
    pricedays on market $139,900 Active 72 DOM
12. 2026-06-03
    days on market $159,400 Active 68 DOM
13. 2026-06-02
    days on market $159,400 Active 67 DOM
14. 2026-06-01
    days on market $159,400 Active 66 DOM
15. 2026-05-31
    days on market $159,400 Active 65 DOM
16. 2026-04-16
    price $159,400 782-char remark

    Show marketing remark (782 chars)

    Welcome to 134 Condon Ave in the City of Buffalo! This 3-bedroom, 1-bath single-family home is a perfect opportunity for owner occupancy or investor alike. Currently rented for $1,100 per month, this property offers immediate income potential with room to grow. The home features vinyl flooring throughout, a functional layout, and solid mechanics, providing a strong foundation for long-term value. A full basement adds additional storage or potential for future use. Conveniently located near public transportation, shopping, restaurants, and everyday amenities, making it an attractive option for both tenants and homeowners. Whether you’re looking to expand your investment portfolio or secure your next home, 134 Condon Ave is an opportunity you won’t want to miss!

17. 2026-03-27
    listed $159,900 Active 782-char remark

    Show marketing remark (782 chars)

    Welcome to 134 Condon Ave in the City of Buffalo! This 3-bedroom, 1-bath single-family home is a perfect opportunity for owner occupancy or investor alike. Currently rented for $1,100 per month, this property offers immediate income potential with room to grow. The home features vinyl flooring throughout, a functional layout, and solid mechanics, providing a strong foundation for long-term value. A full basement adds additional storage or potential for future use. Conveniently located near public transportation, shopping, restaurants, and everyday amenities, making it an attractive option for both tenants and homeowners. Whether you’re looking to expand your investment portfolio or secure your next home, 134 Condon Ave is an opportunity you won’t want to miss!

18. 2012-06-13
    soldstatus $17,000 515-char remark

    Show marketing remark (515 chars)

    CALLING ALL RIVERSIDE BUYERS! GREAT PRICE ON THIS HOME OWNED BY SAME FAMILY FOR 65 YHEARS. LOT'S OF POTENTIAL AND OPTIONS HERE. RECENT NEW ROOF 3 BEDROOMS WITH HUGE UNFINISHED ATTIC COULD BE MASTER BEDROOM EASILY. SPACIOUS LIVING ROOM-DINING ROOM SPACE RUNS CONTIGIOUS, SPACIOUS FRONT PORCH, FAMILY NEIGHBORHOOD CLOSE TO PARK, SHOPPING ETC. ALOT OF HOUSE FOR THE MONEY. PRICE REFLECTS NEED FOR SOME UPDATES TO BUYERS CHOOSING. ALSO - GREAT FOR INVESTOR / RENTAL OPPORTUNITY. SOLD "AS IS HEAT IS FLOOR FURNACE.

19. 2012-06-12
    soldstatus $17,000
20. 2012-04-19
    listed $23,500 515-char remark

    Show marketing remark (515 chars)

    CALLING ALL RIVERSIDE BUYERS! GREAT PRICE ON THIS HOME OWNED BY SAME FAMILY FOR 65 YHEARS. LOT'S OF POTENTIAL AND OPTIONS HERE. RECENT NEW ROOF 3 BEDROOMS WITH HUGE UNFINISHED ATTIC COULD BE MASTER BEDROOM EASILY. SPACIOUS LIVING ROOM-DINING ROOM SPACE RUNS CONTIGIOUS, SPACIOUS FRONT PORCH, FAMILY NEIGHBORHOOD CLOSE TO PARK, SHOPPING ETC. ALOT OF HOUSE FOR THE MONEY. PRICE REFLECTS NEED FOR SOME UPDATES TO BUYERS CHOOSING. ALSO - GREAT FOR INVESTOR / RENTAL OPPORTUNITY. SOLD "AS IS HEAT IS FLOOR FURNACE.

ⓘ 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: $392 · $33/mo
• Projected year-2 tax: $1,378 · $115/mo
• Expected delta: +$986/yr (+$82/mo · 251.3%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,449
• − Mortgage interest: −$7,837
• − Property taxes: −$392
• − Insurance: −$700
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$4,070
• Taxable income: $819
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $2,903/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

+578.3% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $159,400 WNYREIS
• 2026-03-27 Listed $159,900 WNYREIS
• 2012-06-13 Sold (MLS) $17,000 WNYREIS
• 2012-06-12 Sold (Public Records) $17,000 Public Records
• 2012-04-19 Listed $23,500 WNYREIS

Property tax history

+6.8%/yr

Latest (2025): $392 · +0.0% YoY. Source: county tax records.