133 Wright Ave · Buffalo, NY 14215

$89,900

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 85 Days on market

Built 1945 5,662 sqft lot $134/sqft · 9% below area Est $99k · 9% under

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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 +29.2/30.0
• ARV discount +11.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't let the square footage fool you, this cozy home lives like a much larger home with a full basement partially finished for extra living space. Hardwood floors, eat-in kitchen, and a large, comfortable bedroom. Roof 3 years old, updated electrical service. Extra wide lot with detached 2-car garage, storage shed, fully fenced yard and located on a quiet dead-end street. NOTE: Sewer rent ($20/yr) is included in the City Tax amount listed.

Key facts

• Full basement
• Storage shed
• Eat-in kitchen

Tags

• FULL BASEMENT
• EAT-IN KITCHEN
• UPDATED ELECTRICAL SERVICE
• EXTRA WIDE LOT
• DETACHED 2-CAR GARAGE
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

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 $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 8.0% in Buffalo — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 flat; 237 active listings in the ZIP; lower-income renter base — watch delinquency; 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $90k implies a 125% 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1945 — 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: 1.21% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.95%
• DSCR: 1.67
• GRM: 6.9

CMA / ARV

• ARV (median comp): $99,286
• List price: $89,900
• Delta: -9.45%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Harriet Ave	0.21mi	2/1.0 (+1)	630 (-6%)	4mo	$80,000	$127	71

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 · 0.67% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.11×
• Total profit: $2,887
• Equity at exit: $13,404

10-year hold

• IRR: 10.4%
• Equity multiple: 1.73×
• Total profit: $18,354
• Equity at exit: $7,773

Cash invested: $25,172 (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 14215

• Home prices YoY: -30.0%
• Rents YoY: 0.7%
• Active inventory: 237
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $314

Break-even live

Break-even rent $691

Max offer price $89,900

Occupancy floor 66%

Sensitivity live

Price	-10% $365	-5% $339	+0% $314	+5% $288	+10% $263
Rent	-10% $228	-5% $271	+0% $314	+5% $357	+10% $400
Rate	-1.0pp $359	-0.5pp $337	base $314	+0.5pp $290	+1.0pp $267

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-15
   price $89,900 445-char remark

   Show marketing remark (445 chars)

   Don't let the square footage fool you, this cozy home lives like a much larger home with a full basement partially finished for extra living space. Hardwood floors, eat-in kitchen, and a large, comfortable bedroom. Roof 3 years old, updated electrical service. Extra wide lot with detached 2-car garage, storage shed, fully fenced yard and located on a quiet dead-end street. NOTE: Sewer rent ($20/yr) is included in the City Tax amount listed.

2. 2026-03-02
   listed $99,900 Active 445-char remark

   Show marketing remark (445 chars)

   Don't let the square footage fool you, this cozy home lives like a much larger home with a full basement partially finished for extra living space. Hardwood floors, eat-in kitchen, and a large, comfortable bedroom. Roof 3 years old, updated electrical service. Extra wide lot with detached 2-car garage, storage shed, fully fenced yard and located on a quiet dead-end street. NOTE: Sewer rent ($20/yr) is included in the City Tax amount listed.

3. 2021-07-16
   historical
4. 2021-07-13
   listed $98,000 Active
5. 2017-12-11
   soldstatus $40,000 Closed Sale or Rented
6. 2017-10-30
   status Pending Sale
7. 2017-10-16
   status Under Contract- Do Not Show
8. 2017-08-01
   price $46,900
9. 2017-05-01
   listed $49,900 Active
10. 2016-05-05
    soldstatus $18,500 Closed Sale or Rented
11. 2016-03-02
    status Pending Sale
12. 2016-02-03
    listed $19,900 Active
13. 2000-05-31
    soldstatus $23,900

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $981 · $82/mo
• Expected delta: +$538/yr (+$45/mo · 121.2%)

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

Taxation est. · year 1

• Rental income: $13,056
• − Mortgage interest: −$5,036
• − Property taxes: −$444
• − Insurance: −$450
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,615
• Taxable income: $2,423
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $3,182/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): 42,524
• Household income: $44,955
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2873.0

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 Black (67%)
• Race & ethnicity: Black 67% White 15% Asian 7% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 4% 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: ▼ -126.29%
• Current HPI: 295.2966
• Rent YoY: ▲ 0.67%
• 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

+276.2% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $89,900 WNYREIS
• 2026-03-02 Listed $99,900 WNYREIS
• 2021-07-16 Listing Removed — WNYREIS
• 2021-07-13 Listed $98,000 WNYREIS
• 2017-12-11 Sold (MLS) $40,000 WNYREIS
• 2017-10-30 Pending — WNYREIS
• 2017-10-16 Pending — WNYREIS
• 2017-08-01 Price Changed $46,900 WNYREIS
• 2017-05-01 Listed $49,900 WNYREIS
• 2016-05-05 Sold (MLS) $18,500 WNYREIS
• 2016-03-02 Pending — WNYREIS
• 2016-02-03 Listed $19,900 WNYREIS
• 2000-05-31 Sold (Public Records) $23,900 Public Records

Property tax history

+22.7%/yr

Latest (2020): $444 · +0.0% YoY. Source: county tax records.