146 Evelyn St · Buffalo, NY 14207

$164,900

3 bd · 1.5 ba · 1,342 sqft · SingleFamily public records · 60 Days on market

Built 1910 3,210 sqft lot $123/sqft · 19% below area Est $203k · 19% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Rent growth +4.5/5.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• 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 146 Evelyn St. , a well-maintained single-family home located in the City of Buffalo! This property features 3 bedrooms and 1.5 baths, offering a functional layout ideal for both comfortable living and strong investment potential. Currently rented, this home provides immediate income for investors or the opportunity for future owner occupancy. The property includes vinyl siding for low-maintenance exterior care and durable vinyl flooring throughout. Inside, you’ll find solid mechanics and a full basement, offering excellent storage or additional usable space. Off-street parking adds convenience for tenants or occupants alike. Conveniently located near public transportation, shopping, and everyday amenities, this is a perfect opportunity for an investor looking to expand their portfolio or a future homeowner planning ahead. Don’t miss out on this versatile and income-producing property!

Key facts

• Vinyl flooring
• Off street parking
• Full basement

Tags

• VINYL SIDING
• VINYL FLOORING
• FULL BASEMENT
• OFF STREET PARKING
• PUBLIC TRANSPORTATION
• SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $22 ($269/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 $147k (10.8% below list).
• Recommended offer: $147k (10.8% 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.
• Market conditions: Rents rising fast (+8.2%/yr); 199 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 44% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $165k implies a 583% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,084 (10.8% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $202,584
• List price: $164,900
• Delta: -18.60%
• 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
50 Philadelphia St	0.22mi	3/1.5	1,276 (-5%)	1mo	$155,000	$121	81
136 Newfield St	0.22mi	3/1.5	1,198 (-11%)	2mo	$167,000	$139	70
186 Crowley Ave	0.46mi	4/2.0 (+1)	1,333 (-1%)	2mo	$215,000	$161	68
62 Chadduck Ave	0.34mi	3/1.0	1,240 (-8%)	2mo	$155,000	$125	68
82 Beatrice Ave	0.29mi	3/1.0	1,166 (-13%)	2mo	$165,000	$142	61
502 W Hazeltine Ave	0.32mi	4/2.0 (+1)	1,481 (+10%)	1mo	$248,000	$167	60
136 Crowley Ave	0.56mi	4/1.0 (+1)	1,394 (+4%)	2mo	$100,000	$72	59
38 Wyandotte Ave	0.37mi	4/1.0 (+1)	1,200 (-11%)	2mo	$150,000	$125	57
430 Washington Ave	0.72mi	3/2.0	1,233 (-8%)	2mo	$217,000	$176	50
38 Heward Ave	0.75mi	3/1.5	1,474 (+10%)	1mo	$256,000	$174	48
446 Victoria Blvd	0.56mi	3/1.0	1,144 (-15%)	2mo	$265,000	$232	46
145 Hoover Ave	0.57mi	3/2.0	1,143 (-15%)	2mo	$155,000	$136	45

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: -9.9%
• Equity multiple: 0.62×
• Total profit: $-17,500
• Equity at exit: $24,587

10-year hold

• IRR: 5.3%
• Equity multiple: 1.48×
• Total profit: $22,065
• Equity at exit: $14,258

Cash invested: $46,172 (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 14207

• Home prices YoY: -18.9%
• Rents YoY: 8.2%
• Active inventory: 199
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $22

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 93%

Sensitivity live

Price	-10% $136	-5% $79	+0% $22	+5% $-35	+10% $-92
Rent	-10% $-94	-5% $-36	+0% $22	+5% $80	+10% $139
Rate	-1.0pp $105	-0.5pp $64	base $22	+0.5pp $-20	+1.0pp $-64

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	15d	1	0.20mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	24d	1	0.35mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	3d	1	0.39mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	4d	1	0.45mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	3d	1	0.50mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	24d	1	0.51mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	45d	1	0.62mi
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	22d	1	0.64mi
52 Greeley St Unit Upper Buffalo, NY	2.0	1.0	1804	$1,000	$0.55	24d	1	0.79mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	3d	1	1.00mi
172 Tremont Ave Kenmore, NY	3.0	1.5	1569	$2,500	$1.59	11d	1	1.06mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	11d	1	1.08mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	24d	1	1.12mi
237 W Girard Blvd Buffalo, NY	4.0	1.5	1329	$4,000	$3.01	24d	1	1.20mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	45d	1	1.22mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	24d	1	1.25mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	3d	1	1.25mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	24d	1	1.26mi
2522 Delaware Ave Buffalo, NY	3.0	1.0	1150	$1,625	$1.41	3d	1	1.28mi
2514 Delaware Ave Unit 1 Buffalo, NY	3.0	1.0	1620	$1,650	$1.02	3d	1	1.29mi
244 Hartwell Rd Buffalo, NY	3.0	1.0	1250	$1,500	$1.20	4d	1	1.38mi
3113 Delaware Ave Unit 1 Buffalo, NY	2.0	1.0	1083	$1,200	$1.11	24d	1	1.46mi
52 Somerton Ave Unit Upper Buffalo, NY	2.0	1.0	900	$1,200	$1.33	24d	1	1.46mi
20 Avery Ave Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	15d	1	1.46mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	24d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $164,900 Active 60 DOM
2. 2026-06-18
   days on market $164,900 Active 57 DOM
3. 2026-06-17
   days on market $164,900 Active 56 DOM
4. 2026-06-16
   days on market $164,900 Active 55 DOM
5. 2026-06-15
   days on market $164,900 Active 54 DOM
6. 2026-06-13
   days on market $164,900 Active 52 DOM
7. 2026-06-13
   days on market $164,900 Active 51 DOM
8. 2026-06-10
   days on market $164,900 Active 49 DOM
9. 2026-06-09
   days on market $164,900 Active 48 DOM
10. 2026-06-08
    days on market $164,900 Active 47 DOM
11. 2026-06-07
    pricedays on market $164,900 Active 46 DOM
12. 2026-06-03
    days on market $189,900 Active 42 DOM
13. 2026-06-02
    days on market $189,900 Active 41 DOM
14. 2026-06-01
    days on market $189,900 Active 40 DOM
15. 2026-05-31
    days on market $189,900 Active 39 DOM
16. 2026-04-22
    listed $189,900 Active 921-char remark

    Show marketing remark (921 chars)

    Welcome to 146 Evelyn St. , a well-maintained single-family home located in the City of Buffalo! This property features 3 bedrooms and 1.5 baths, offering a functional layout ideal for both comfortable living and strong investment potential. Currently rented, this home provides immediate income for investors or the opportunity for future owner occupancy. The property includes vinyl siding for low-maintenance exterior care and durable vinyl flooring throughout. Inside, you’ll find solid mechanics and a full basement, offering excellent storage or additional usable space. Off-street parking adds convenience for tenants or occupants alike. Conveniently located near public transportation, shopping, and everyday amenities, this is a perfect opportunity for an investor looking to expand their portfolio or a future homeowner planning ahead. Don’t miss out on this versatile and income-producing property!

17. 2006-10-06
    soldstatus $24,152
18. 1994-03-18
    soldstatus $26,500

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $17,650
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$4,797
• Taxable loss: −$2,506
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $870/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

+616.6% since first listed

3 events — show timeline

• 2026-04-22 Listed $189,900 WNYREIS
• 2006-10-06 Sold (Public Records) $24,152 Public Records
• 1994-03-18 Sold (Public Records) $26,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $275 · +0.0% YoY. Source: county tax records.