58 Beatrice Ave · Buffalo, NY 14207

$124,900

3 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 197 Days on market

Built 1930 3,960 sqft lot $118/sqft · 42% below area Est $215k · 42% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.6/10.0
• 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 58 Beatrice Ave in the City of Buffalo! This well-cared-for 3-bedroom, 1-bath single-family home is an excellent opportunity for both investors and owner-occupants. Currently rented for $1,138 per month, this property offers immediate income with solid long-term potential. Step inside to find a warm and inviting layout featuring a spacious living room, formal dining room, and beautiful hardwood floors throughout. Enjoy relaxing on the classic front porch, perfect for morning coffee or evening unwinding. The home also includes a full basement, offering plenty of storage or the potential for additional workspace. With solid mechanics and a layout that’s easy to maintain, this home is both practical and appealing. Conveniently located near shopping, bus lines, restaurants, and more, this property provides easy access to everyday amenities. Whether you’re looking to add a strong rental to your portfolio or a place to make your own, 58 Beatrice Ave is a must-see! Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

Key facts

• Formal dining room
• Full basement
• Hardwood floors

Tags

• CLASSIC FRONT PORCH
• FULL BASEMENT
• HARDWOOD FLOORS
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• EASY ACCESS TO AMENITIES

🏷️ Possibly a rental listed for sale. The $124,900 price doesn't fit this home's estimated sale value (~$215,032) 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/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (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.
• Market conditions: Rents rising fast (+8.2%/yr); 197 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 40% 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 $864 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $125k implies a 431% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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 1930 — 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: 1.06% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (median comp): $215,032
• List price: $124,900
• Delta: -41.92%
• 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	0.05mi	3/1.0	1,166 (+10%)	2mo	$165,000	$142	77
56 Gallatin Ave	0.51mi	3/1.5	1,052 (-0%)	2mo	$178,000	$169	74
136 Newfield St	0.17mi	3/1.5	1,198 (+13%)	2mo	$167,000	$139	68
221 Newfield St	0.28mi	4/1.5 (+1)	1,127 (+7%)	4mo	$75,000	$67	68
36 Layer Ave	0.59mi	3/1.0	1,040 (-2%)	0mo	$185,000	$178	68
242 Hoover Ave	0.62mi	3/1.0	1,035 (-2%)	6mo	$227,500	$220	61
38 Wyandotte Ave	0.19mi	4/1.0 (+1)	1,200 (+14%)	2mo	$150,000	$125	60
5 Ruhl Ave	0.52mi	3/1.0	964 (-9%)	0mo	$234,100	$243	59
268 Riverside Ave	0.35mi	3/1.0	936 (-11%)	5mo	$150,000	$160	59
63 Briggs Ave	0.59mi	3/1.0	974 (-8%)	0mo	$180,000	$185	57
19 Royal Ave	0.63mi	4/1.0 (+1)	1,021 (-3%)	2mo	$159,547	$156	56
34 Race St	0.66mi	2/1.0 (-1)	960 (-9%)	4mo	$158,500	$165	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.19×
• Total profit: $6,598
• Equity at exit: $18,623

10-year hold

• IRR: 17.9%
• Equity multiple: 2.80×
• Total profit: $63,016
• Equity at exit: $10,799

Cash invested: $34,972 (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: 197
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$655
• Tax from tax record: −$28 /mo · $342/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $312

Break-even live

Break-even rent $931

Max offer price $124,900

Occupancy floor 71%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	14d	1	0.06mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	2d	1	0.15mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	23d	1	0.26mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	3d	1	0.28mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	1d	1	0.48mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	1d	1	0.48mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.59mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	23d	1	0.59mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	43d	1	0.75mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	2d	1	0.76mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	0.85mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	43d	1	1.12mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	10d	1	1.16mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	23d	1	1.24mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	23d	1	1.33mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	23d	1	1.34mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	23d	1	1.36mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	1d	1	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $124,900 Active 197 DOM
2. 2026-06-17
   days on market $124,900 Active 196 DOM
3. 2026-06-16
   days on market $124,900 Active 195 DOM
4. 2026-06-15
   days on market $124,900 Active 194 DOM
5. 2026-06-13
   days on market $124,900 Active 192 DOM
6. 2026-06-13
   days on market $124,900 Active 191 DOM
7. 2026-06-10
   days on market $124,900 Active 189 DOM
8. 2026-06-09
   days on market $124,900 Active 188 DOM
9. 2026-06-08
   days on market $124,900 Active 187 DOM
10. 2026-06-07
    pricedays on market $124,900 Active 186 DOM
11. 2026-06-03
    days on market $138,500 Active 182 DOM
12. 2026-06-02
    days on market $138,500 Active 181 DOM
13. 2026-06-01
    days on market $138,500 Active 180 DOM
14. 2026-05-31
    days on market $138,500 Active 179 DOM
15. 2026-04-16
    price $138,500 1102-char remark

    Show marketing remark (1102 chars)

    Welcome to 58 Beatrice Ave in the City of Buffalo! This well-cared-for 3-bedroom, 1-bath single-family home is an excellent opportunity for both investors and owner-occupants. Currently rented for $1,138 per month, this property offers immediate income with solid long-term potential. Step inside to find a warm and inviting layout featuring a spacious living room, formal dining room, and beautiful hardwood floors throughout. Enjoy relaxing on the classic front porch, perfect for morning coffee or evening unwinding. The home also includes a full basement, offering plenty of storage or the potential for additional workspace. With solid mechanics and a layout that’s easy to maintain, this home is both practical and appealing. Conveniently located near shopping, bus lines, restaurants, and more, this property provides easy access to everyday amenities. Whether you’re looking to add a strong rental to your portfolio or a place to make your own, 58 Beatrice Ave is a must-see! Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

16. 2026-01-03
    price $139,000 1102-char remark

    Show marketing remark (1102 chars)

    Welcome to 58 Beatrice Ave in the City of Buffalo! This well-cared-for 3-bedroom, 1-bath single-family home is an excellent opportunity for both investors and owner-occupants. Currently rented for $1,138 per month, this property offers immediate income with solid long-term potential. Step inside to find a warm and inviting layout featuring a spacious living room, formal dining room, and beautiful hardwood floors throughout. Enjoy relaxing on the classic front porch, perfect for morning coffee or evening unwinding. The home also includes a full basement, offering plenty of storage or the potential for additional workspace. With solid mechanics and a layout that’s easy to maintain, this home is both practical and appealing. Conveniently located near shopping, bus lines, restaurants, and more, this property provides easy access to everyday amenities. Whether you’re looking to add a strong rental to your portfolio or a place to make your own, 58 Beatrice Ave is a must-see! Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

17. 2025-12-03
    listed $139,900 Active 1102-char remark

    Show marketing remark (1102 chars)

    Welcome to 58 Beatrice Ave in the City of Buffalo! This well-cared-for 3-bedroom, 1-bath single-family home is an excellent opportunity for both investors and owner-occupants. Currently rented for $1,138 per month, this property offers immediate income with solid long-term potential. Step inside to find a warm and inviting layout featuring a spacious living room, formal dining room, and beautiful hardwood floors throughout. Enjoy relaxing on the classic front porch, perfect for morning coffee or evening unwinding. The home also includes a full basement, offering plenty of storage or the potential for additional workspace. With solid mechanics and a layout that’s easy to maintain, this home is both practical and appealing. Conveniently located near shopping, bus lines, restaurants, and more, this property provides easy access to everyday amenities. Whether you’re looking to add a strong rental to your portfolio or a place to make your own, 58 Beatrice Ave is a must-see! Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

18. 2014-06-09
    soldstatus $23,500 259-char remark

    Show marketing remark (259 chars)

    This one won't last! 2 Story home in Riverside is looking for a new owner whether you want to move in or rent it to someone who will pay the mortgage. There's a fenced in yard and a full basement with an extra half bath that you can finish. Come take a look!

19. 2014-01-30
    listed $29,900 259-char remark

    Show marketing remark (259 chars)

    This one won't last! 2 Story home in Riverside is looking for a new owner whether you want to move in or rent it to someone who will pay the mortgage. There's a fenced in yard and a full basement with an extra half bath that you can finish. Come take a look!

20. 2001-11-30
    soldstatus $35,000

ⓘ 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: $342 · $28/mo
• Projected year-2 tax: $1,226 · $102/mo
• Expected delta: +$884/yr (+$74/mo · 258.7%)

ⓘ 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: $15,915
• − Mortgage interest: −$6,996
• − Property taxes: −$342
• − Insurance: −$624
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$3,633
• Taxable income: $1,773
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $3,321/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

+295.7% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $138,500 WNYREIS
• 2026-01-03 Price Changed $139,000 WNYREIS
• 2025-12-03 Listed $139,900 WNYREIS
• 2014-06-09 Sold (MLS) $23,500 WNYREIS
• 2014-01-30 Listed $29,900 WNYREIS
• 2001-11-30 Sold (Public Records) $35,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $342 · +0.0% YoY. Source: county tax records.