112 Rosedale St · Buffalo, NY 14207

$144,900

3 bd · 1.0 ba · 1,217 sqft · SingleFamily public records · 165 Days on market

Built 1906 3,485 sqft lot $119/sqft · 33% below area Est $217k · 33% under

---

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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +5.2/10.0
• 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 112 Rosedale Street, a well-maintained single-family home located in the Riverside neighborhood of the City of Buffalo. This property offers 3 bedrooms and 2 full bathrooms, providing a functional layout suitable for a variety of living needs. The home features a vinyl exterior, vinyl flooring throughout, a full basement, and a partial attic for additional storage. Enjoy outdoor space with a fenced backyard, perfect for relaxation or entertaining. The property is currently rented for $1,189 per month, making it an attractive option for investors, while also offering a great opportunity for owner-occupants. Conveniently located near public transportation, shopping, restaurants, and neighborhood amenities, this property offers comfort, income potential, and a desirable location. A solid opportunity to own in one of Buffalo’s established neighborhoods

Key facts

• Partial attic
• Vinyl flooring
• Full basement

Tags

• VINYL EXTERIOR
• VINYL FLOORING
• FULL BASEMENT
• PARTIAL ATTIC
• FENCED BACKYARD
• NEIGHBORHOOD AMENITIES

🏷️ Possibly a rental listed for sale. The $144,900 price doesn't fit this home's estimated sale value (~$217,248) 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 $145k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $128k (12.0% 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.
• 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 rising fast (+8.2%/yr); 199 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 45% 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 $1k 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 $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $145k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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: 1.02% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.30%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (median comp): $217,248
• List price: $144,900
• Delta: -33.30%
• 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
38 Wyandotte Ave	0.21mi	4/1.0 (+1)	1,200 (-1%)	2mo	$150,000	$125	82
136 Newfield St	0.34mi	3/1.5	1,198 (-2%)	2mo	$167,000	$139	78
165 Roesch Ave	0.19mi	3/1.0	1,285 (+6%)	5mo	$210,000	$163	78
280 Esser Ave	0.26mi	3/1.0	1,283 (+5%)	3mo	$175,000	$136	77
107 Ullman St	0.15mi	4/2.0 (+1)	1,258 (+3%)	3mo	$118,000	$94	76
82 Beatrice Ave	0.36mi	3/1.0	1,166 (-4%)	2mo	$165,000	$142	75
62 Chadduck Ave	0.46mi	3/1.0	1,240 (+2%)	2mo	$155,000	$125	74
50 Philadelphia St	0.36mi	3/1.5	1,276 (+5%)	1mo	$155,000	$121	72
221 Newfield St	0.19mi	4/1.5 (+1)	1,127 (-7%)	4mo	$75,000	$67	69
88 Huetter Ave Ave	0.43mi	3/1.5	1,317 (+8%)	1mo	$250,000	$190	63
186 Crowley Ave	0.54mi	4/2.0 (+1)	1,333 (+10%)	2mo	$215,000	$161	48
136 Crowley Ave	0.56mi	4/1.0 (+1)	1,394 (+14%)	2mo	$100,000	$72	43

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: 2.6%
• Equity multiple: 1.11×
• Total profit: $4,311
• Equity at exit: $21,605

10-year hold

• IRR: 16.2%
• Equity multiple: 2.60×
• Total profit: $64,923
• Equity at exit: $12,528

Cash invested: $40,572 (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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 199
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$760
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $314

Break-even live

Break-even rent $1,084

Max offer price $144,900

Occupancy floor 74%

Sensitivity live

Price	-10% $396	-5% $355	+0% $314	+5% $273	+10% $232
Rent	-10% $197	-5% $256	+0% $314	+5% $373	+10% $431
Rate	-1.0pp $387	-0.5pp $351	base $314	+0.5pp $277	+1.0pp $239

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	3d	1	0.32mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	25d	1	0.40mi
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	16d	1	0.43mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	3d	1	0.49mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	4d	1	0.49mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	4d	1	0.61mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	25d	1	0.80mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	22d	1	0.96mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	3d	1	1.11mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	45d	1	1.15mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	4d	1	1.16mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	25d	1	1.32mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	45d	1	1.42mi

Listing history 22 events

1. 2026-06-21
   days on market $144,900 Active 165 DOM
2. 2026-06-18
   days on market $144,900 Active 162 DOM
3. 2026-06-17
   days on market $144,900 Active 161 DOM
4. 2026-06-16
   days on market $144,900 Active 160 DOM
5. 2026-06-15
   days on market $144,900 Active 159 DOM
6. 2026-06-13
   days on market $144,900 Active 157 DOM
7. 2026-06-13
   days on market $144,900 Active 156 DOM
8. 2026-06-10
   days on market $144,900 Active 154 DOM
9. 2026-06-09
   days on market $144,900 Active 153 DOM
10. 2026-06-08
    days on market $144,900 Active 152 DOM
11. 2026-06-07
    pricedays on market $144,900 Active 151 DOM
12. 2026-06-03
    days on market $159,400 Active 147 DOM
13. 2026-06-02
    days on market $159,400 Active 146 DOM
14. 2026-06-01
    days on market $159,400 Active 145 DOM
15. 2026-05-31
    days on market $159,400 Active 144 DOM
16. 2026-04-16
    price $159,400 877-char remark

    Show marketing remark (877 chars)

    Welcome to 112 Rosedale Street, a well-maintained single-family home located in the Riverside neighborhood of the City of Buffalo. This property offers 3 bedrooms and 2 full bathrooms, providing a functional layout suitable for a variety of living needs. The home features a vinyl exterior, vinyl flooring throughout, a full basement, and a partial attic for additional storage. Enjoy outdoor space with a fenced backyard, perfect for relaxation or entertaining. The property is currently rented for $1,189 per month, making it an attractive option for investors, while also offering a great opportunity for owner-occupants. Conveniently located near public transportation, shopping, restaurants, and neighborhood amenities, this property offers comfort, income potential, and a desirable location. A solid opportunity to own in one of Buffalo’s established neighborhoods

17. 2026-01-07
    listed $159,900 Active 877-char remark

    Show marketing remark (877 chars)

    Welcome to 112 Rosedale Street, a well-maintained single-family home located in the Riverside neighborhood of the City of Buffalo. This property offers 3 bedrooms and 2 full bathrooms, providing a functional layout suitable for a variety of living needs. The home features a vinyl exterior, vinyl flooring throughout, a full basement, and a partial attic for additional storage. Enjoy outdoor space with a fenced backyard, perfect for relaxation or entertaining. The property is currently rented for $1,189 per month, making it an attractive option for investors, while also offering a great opportunity for owner-occupants. Conveniently located near public transportation, shopping, restaurants, and neighborhood amenities, this property offers comfort, income potential, and a desirable location. A solid opportunity to own in one of Buffalo’s established neighborhoods

18. 2025-07-28
    historical $1,300
19. 2025-07-26
    listed $1,300
20. 2025-07-25
    historical $1,300
21. 2025-07-25
    listed $1,300
22. 2000-02-28
    soldstatus $47,500

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $1,443 · $120/mo
• Expected delta: +$1,006/yr (+$84/mo · 230.1%)

ⓘ 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 ≥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: $17,788
• − Mortgage interest: −$8,117
• − Property taxes: −$437
• − Insurance: −$724
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$4,215
• Taxable income: $1,449
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $3,425/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

+235.6% since first listed

7 events — show timeline

• 2026-04-16 Price Changed $159,400 WNYREIS
• 2026-01-07 Listed $159,900 WNYREIS
• 2025-07-28 Rental Removed $1,300 PROPERTYWARE
• 2025-07-26 Listed for Rent $1,300 PROPERTYWARE
• 2025-07-25 Rental Removed $1,300 SHOWMOJO
• 2025-07-25 Listed for Rent $1,300 SHOWMOJO
• 2000-02-28 Sold (Public Records) $47,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $437 · +0.0% YoY. Source: county tax records.