14 Midway Ave · Buffalo, NY 14215

$149,000

3 bd · 1.0 ba · 966 sqft · SingleFamily public records · 25 Days on market

Built 1915 3,572 sqft lot Est $135k · 10% over

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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 +15.7/30.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• ARV discount +2.9/15.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained Cape Cod home located on a quiet street in the City of Buffalo! This charming 3-bedroom, 1-bath property offers the convenience of first-floor living along with an updated kitchen and bath. Enjoy a functional layout with comfortable living space throughout, plus a fully fenced backyard perfect for entertaining, pets, or relaxing outdoors. Conveniently located near shopping, grocery stores, public transportation, and other everyday amenities, this home is a great opportunity for both owner-occupants and investors alike.

Key facts

• Quiet street
• Cape cod home
• First-floor living

Tags

• CAPE COD HOME
• FIRST-FLOOR LIVING
• UPDATED KITCHEN
• FULLY FENCED BACKYARD
• QUIET STREET
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: Single-story home; Existing (previously built)
• Construction: Wood siding; Copper plumbing; Block foundation; Asphalt roof
• Exterior features: Concrete driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Bedrooms: 1 main-level bedroom
• Flooring: Ceramic tile; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $64 ($772/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 $138k (7.1% below list).
• Recommended offer: $138k (7.1% below list) — sets the bar for 1% rule.

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 flat; 239 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 37% of the median local income ($45k/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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $149k implies a 397% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,482 (7.1% below list)

Questions for the listing agent

1. Built in 1915 — 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: 0.93% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $135,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Bickford Ave	0.28mi	3/1.0	962 (-0%)	1mo	$148,000	$154	85
84 Fennimore Ave	0.44mi	3/1.0	961 (-0%)	1mo	$149,900	$156	77
99 Davidson Ave	0.37mi	3/1.0	924 (-4%)	8mo	$110,000	$119	69
165 Hewitt Ave	0.24mi	2/2.0 (-1)	894 (-8%)	1mo	$125,000	$140	66
340 Shirley Ave	0.45mi	3/1.0	1,056 (+9%)	3mo	$140,000	$133	61
165 Davidson Ave	0.49mi	3/1.0	1,056 (+9%)	4mo	$145,000	$137	58
492 Hewitt Ave	0.60mi	3/1.0	1,065 (+10%)	2mo	$241,000	$226	54
99 Fennimore Ave	0.48mi	3/1.0	1,100 (+14%)	3mo	$115,000	$105	52
136 Davidson Ave	0.43mi	3/1.5	1,086 (+12%)	7mo	$179,900	$166	52
223 Phyllis Ave	0.63mi	3/1.0	1,082 (+12%)	0mo	$68,500	$63	50
145 Hastings Ave	0.47mi	3/1.0	1,100 (+14%)	7mo	$155,000	$141	49
180 Bickford Ave	0.48mi	3/1.5	1,100 (+14%)	7mo	$125,000	$114	47

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: -16.0%
• Equity multiple: 0.44×
• Total profit: $-23,201
• Equity at exit: $22,216

10-year hold

• IRR: -12.3%
• Equity multiple: 0.35×
• Total profit: $-27,270
• Equity at exit: $12,883

Cash invested: $41,720 (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: 239
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $64

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 90%

Sensitivity live

Price	-10% $167	-5% $116	+0% $64	+5% $13	+10% $-39
Rent	-10% $-45	-5% $10	+0% $64	+5% $119	+10% $174
Rate	-1.0pp $139	-0.5pp $102	base $64	+0.5pp $26	+1.0pp $-14

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	46d	1	0.25mi
220 Dartmouth Ave Buffalo, NY	2.0	1.0	1000	$1,100	$1.10	26d	1	0.33mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	0d	1	0.38mi
189 Westminster Ave Buffalo, NY	4.0	1.5	1065	$1,595	$1.50	12d	1	0.52mi
190 Manhattan Ave Buffalo, NY	2.0	1.0	724	$1,200	$1.66	46d	1	0.62mi
507 Lisbon Ave Unit 2 Buffalo, NY	2.0	1.0	850	$1,050	$1.24	46d	1	0.64mi
89 Lasalle Ave Buffalo, NY	1.0–4.0	1.0–4.0	1024	$2,291	$2.24	4d	10	0.71mi
92 Lasalle Ave Unit 1 Buffalo, NY	2.0	1.0	1000	$1,150	$1.15	46d	1	0.72mi
2939 Main St Buffalo, NY	1.0–2.0	1.0–2.0	562	$1,999	$3.55	5d	1	0.78mi
40 Lisbon Ave Unit Upper Buffalo, NY	2.0	1.0	1057	$1,500	$1.42	13d	1	0.84mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	46d	1	0.88mi
90 Sussex St Unit 2 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	46d	1	0.91mi
26 Custer St Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	46d	1	0.95mi
160 Courtland Ave Buffalo, NY	2.0	1.0	810	$1,025	$1.27	16d	1	1.12mi
2 Angle St Buffalo, NY	2.0	1.0	725	$1,212	$1.67	16d	2	1.25mi
2532 Main St Apt 7 Buffalo, NY	2.0	1.0	850	$1,300	$1.53	46d	1	1.25mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	46d	1	1.28mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	46d	1	1.33mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	5d	1	1.42mi
10 Jewett Pkwy Buffalo, NY	2.0	1.0	525	$1,210	$2.30	46d	1	1.43mi

Listing history 18 events

1. 2026-06-22
   days on market $149,000 Active 25 DOM
2. 2026-06-21
   days on market $149,000 Active 24 DOM
3. 2026-06-18
   days on market $149,000 Active 21 DOM
4. 2026-06-17
   days on market $149,000 Active 20 DOM
5. 2026-06-16
   days on market $149,000 Active 19 DOM
6. 2026-06-15
   days on market $149,000 Active 18 DOM
7. 2026-06-13
   days on market $149,000 Active 16 DOM
8. 2026-06-13
   days on market $149,000 Active 15 DOM
9. 2026-06-10
   days on market $149,000 Active 13 DOM
10. 2026-06-09
    days on market $149,000 Active 12 DOM
11. 2026-06-08
    days on market $149,000 Active 11 DOM
12. 2026-06-07
    pricedays on market $149,000 Active 10 DOM
13. 2026-06-03
    days on market $154,900 Active 6 DOM
14. 2026-06-02
    days on market $154,900 Active 5 DOM
15. 2026-06-01
    days on market $154,900 Active 4 DOM
16. 2026-05-31
    days on market $154,900 Active 3 DOM
17. 2026-05-28
    listed $154,900 Active
18. 2011-09-07
    soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,618
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$4,335
• Taxable loss: −$1,702
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $1,180/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

+416.3% since first listed

2 events — show timeline

• 2026-05-28 Listed $154,900 UNYREIS
• 2011-09-07 Sold (Public Records) $30,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $251 · +24.4% YoY. Source: county tax records.