77 Whitfield Ave · Buffalo, NY 14220

$189,900

3 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 10 Days on market

Built 1945 4,760 sqft lot Est $201k · 6% under

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Why this score? — see what drove the D 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 +13.7/30.0
• ARV discount +10.0/15.0
• Rent growth +4.4/5.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to 77 Whitfield Ave! This charming South Buffalo 3-bedroom, 1-bath home blends character with thoughtful updates throughout. The kitchen has been updated and redesigned to create a more open, spacious layout by incorporating the former first-floor bedroom closet area, offering added functionality and improved flow. The updated bathroom, fresh paint throughout the downstairs, and hardwood floors add to the move-in-ready appeal. Enjoy the covered front porch featuring a convenient remote-controlled awning, allowing for easy opening and closing to provide shade and comfort. Major mechanical updates include a furnace and central air approximately 10 years old, hot water tank replac

Key facts

• Covered front porch
• Updated kitchen
• Open spacious layout

Tags

• UPDATED KITCHEN
• OPEN SPACIOUS LAYOUT
• COVERED FRONT PORCH
• REMOTE CONTROLLED AWNING
• UPDATED BATHROOM
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story home; Existing construction
• Construction: Brick and vinyl siding exterior; Block foundation
• Exterior features: Awning(s); Concrete driveway; Open porch; Patio/porch; Shed(s) and storage

Interior

• Kitchen: Gas oven and gas range; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Has full basement
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $14 ($163/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 $143k (24.5% below list).
• Recommended offer: $143k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 8.0% in Buffalo — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+7.6%/yr); 138 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $62k; list at $190k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,353 (24.5% below list)

Questions for the listing agent

1. Built in 1945 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $201,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Woodside Ave	0.19mi	3/1.0	1,056 (-1%)	0mo	$244,000	$231	89
28 Bloomfield Ave	0.17mi	3/1.5	1,056 (-1%)	3mo	$107,000	$101	86
105 Sheffield Ave	0.08mi	3/1.0	1,216 (+14%)	0mo	$215,000	$177	73
166 Ridgewood Rd	0.35mi	3/1.0	1,014 (-5%)	2mo	$130,000	$128	73
53 Richfield Ave	0.18mi	3/2.0	1,152 (+8%)	4mo	$275,000	$239	72
351 Abbott Rd	0.62mi	3/1.0	1,080 (+1%)	1mo	$175,000	$162	68
104 Pries Ave	0.62mi	3/1.5	1,029 (-4%)	1mo	$193,000	$188	62
120 Pries Ave	0.62mi	3/1.0	1,138 (+6%)	3mo	$220,000	$193	58
30 Portland St	0.65mi	3/1.0	1,006 (-6%)	5mo	$160,000	$159	56
112 Hubbell Ave	0.59mi	3/1.5	1,161 (+8%)	4mo	$205,000	$177	53
29 Garvey Ave	0.62mi	3/1.0	1,183 (+11%)	4mo	$225,000	$190	50
93 Salem St	0.72mi	3/1.5	1,184 (+11%)	1mo	$235,000	$198	46

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 · 7.62% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.57×
• Total profit: $-23,029
• Equity at exit: $28,315

10-year hold

• IRR: 2.7%
• Equity multiple: 1.23×
• Total profit: $12,155
• Equity at exit: $16,419

Cash invested: $53,172 (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 14220

• Home prices YoY: -26.7%
• Rents YoY: 7.6%
• Active inventory: 138
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$996
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $14

Break-even live

Break-even rent $1,416

Max offer price $189,900

Occupancy floor 94%

Sensitivity live

Price	-10% $121	-5% $67	+0% $14	+5% $-40	+10% $-94
Rent	-10% $-100	-5% $-43	+0% $14	+5% $70	+10% $127
Rate	-1.0pp $109	-0.5pp $62	base $14	+0.5pp $-36	+1.0pp $-86

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Woodside Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$1,510	$1.21	2d	1	0.05mi
298 Cumberland Ave Buffalo, NY	3.0	1.5	1208	$2,200	$1.82	2d	1	0.74mi
89 Macamley St #2 Buffalo, NY	3.0	1.0	1274	$1,100	$0.86	11d	1	0.76mi
40 Vincent Ave Unit 2 Buffalo, NY	2.0	1.0	1075	$875	$0.81	24d	1	0.84mi
214 Abbott Rd Unit 2 Buffalo, NY	2.0	1.0	945	$1,200	$1.27	15d	1	0.85mi
61 Princeton Pl Buffalo, NY	2.0	1.0	820	$1,300	$1.59	3d	1	0.92mi
2111 Seneca St #3 Buffalo, NY	2.0	1.0	937	$1,150	$1.23	44d	1	1.00mi
696 Hopkins St Unit 2 Buffalo, NY	2.0	1.0	750	$950	$1.27	44d	1	1.11mi
700 Hopkins St Buffalo, NY	3.0	1.0	1100	$1,225	$1.11	15d	1	1.11mi
76 Hammerschmidt Ave Buffalo, NY	3.0	1.0	1200	$1,275	$1.06	3d	1	1.12mi
1927 Seneca St Buffalo, NY	3.0	1.0	1196	$1,250	$1.05	24d	1	1.12mi
102 Wildwood Pl Unit 1 Buffalo, NY	3.0	1.0	1100	$1,250	$1.14	17d	1	1.14mi
1899 Seneca St Buffalo, NY	3.0	1.0	1134	$1,075	$0.95	15d	1	1.15mi
34 Hayden St Unit Back Buffalo, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	1.16mi
23 Indian Orchard Pl Unit Lower Buffalo, NY	3.0	1.0	1200	$1,250	$1.04	44d	1	1.20mi
133 Orchard Pl Lackawanna, NY	1.0–2.0	1.0	700	$1,855	$2.65	2d	12	1.29mi
46 Kirkwood Dr Unit Lower West Seneca, NY	2.0	1.0	1064	$1,350	$1.27	17d	1	1.30mi

Listing history 7 events

1. 2026-06-07
   status $189,900 Pending 10 DOM
2. 2026-06-03
   days on market $189,900 Active 10 DOM
3. 2026-06-02
   days on market $189,900 Active 9 DOM
4. 2026-06-01
   days on market $189,900 Active 8 DOM
5. 2026-05-31
   days on market $189,900 Active 7 DOM
6. 2026-05-24
   listed $189,900 Active
7. 1997-09-26
   soldstatus $62,500

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$1,341/yr (+$112/mo · 254.6%)

ⓘ 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 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,202
• − Mortgage interest: −$10,637
• − Property taxes: −$527
• − Insurance: −$950
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$5,524
• Taxable loss: −$3,188
• Est. tax savings @ 24.0%: +$765
• After-tax cash flow: $928/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): 24,428
• Household income: $70,963
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 602.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 10% Cuban 1%
• Common ancestry: Romanian 16% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 4% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 4% Chinese 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: ▼ -146.29%
• Current HPI: 402.5053
• Rent YoY: ▲ 7.62%
• 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

+203.8% since first listed

2 events — show timeline

• 2026-05-24 Listed $189,900 WNYREIS
• 1997-09-26 Sold (Public Records) $62,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $527 · +0.0% YoY. Source: county tax records.