60 Sattler Ave · Buffalo, NY 14211

$149,900

4 bd · 2.0 ba · 1,746 sqft · MultiFamily public records · 2 Days on market

Built 1900 3,420 sqft lot Est $124k · 21% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.0/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Investor's Dream in Schiller Park! Calling all investors! This 4 beds and 2 baths multi-family residential in the heart of Schiller Park is an exceptional opportunity you won't want to miss. Whether you're a new investor looking to house hack or a seasoned pro seeking a turnkey rental, this property fits the bill. Enjoy peace of mind with updated electrical and a fresh, modern feel with laminate flooring throughout. The inviting front porch adds curb appeal and new updated electrical service. Location, location, location! This property is just 2 minutes from the delicious Park Vue restaurant, a mere 10 minutes from the Walden Galleria, and has a park merely just a few steps away, offering convenience, desirable amenities, and green space. This property offers incredible potential for immediate income or a comfortable owner-occupied investment.

Key facts

• 3,420 sq ft lot
• Built 1900
• Listed 2 days

Property features AI

Finance

• Other: Two-unit property with separate gas and electric meters for each unit
• Financial info: Owner pays water; Rent includes water; Operating expense details referenced in remarks

Exterior

• Parking: Paved parking
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: 2-story residential building; Residential 2-unit zoning
• Construction: Cedar, frame, and stone construction; Asphalt roof; Stone foundation; Built (existing)
• Exterior features: Deck; Fully fenced yard; Rectangular residential lot with city street frontage

Interior

• Kitchen: Water heater noted in equipment; See listing remarks for additional appliance details
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Partial basement; Varied flooring throughout

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 13.9% 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: 172 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• At $2,326/mo this rent would consume 77% of the median local household income ($36k/yr) (locally 1804% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $94k; list at $150k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.55% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.29%
• DSCR: 2.21
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $123,966
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Sattler Ave	0.00mi	4/2.0	1,746 (0%)	6mo	$94,500	$54	95
173 Briscoe Ave	0.21mi	4/2.0	1,832 (+5%)	6mo	$270,000	$147	77
124 Newburgh Ave	0.48mi	4/2.0	1,750 (+0%)	7mo	$95,000	$54	72
21 Antwerp St	0.33mi	4/2.0	1,920 (+10%)	10mo	$130,000	$68	60
19 Moeller St	0.34mi	4/2.0	1,920 (+10%)	10mo	$152,000	$79	59
221 May St	0.64mi	5/2.0 (+1)	1,794 (+3%)	8mo	$91,000	$51	54
109 Newburgh Ave	0.44mi	4/2.0	1,970 (+13%)	7mo	$140,000	$71	52
89 Poplar Ave	0.23mi	5/2.0 (+1)	2,006 (+15%)	10mo	$250,000	$125	51
65 Goembel Ave	0.61mi	5/2.0 (+1)	1,910 (+9%)	8mo	$110,000	$58	45
112 Hazelwood Ave	0.74mi	4/2.0	1,498 (-14%)	1mo	$87,000	$58	41
27 E End Ave	0.65mi	4/2.0	1,974 (+13%)	9mo	$175,000	$89	40
213 Hagen St	0.65mi	4/2.0	1,509 (-14%)	9mo	$150,000	$99	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 2.62×
• Total profit: $67,889
• Equity at exit: $59,524

10-year hold

• IRR: 31.3%
• Equity multiple: 5.07×
• Total profit: $170,999
• Equity at exit: $86,022

Cash invested: $41,972 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 172
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,326 high
• Mortgage (P&I): −$786
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $899

Break-even live

Break-even rent $1,188

Max offer price $149,900

Occupancy floor 56%

Sensitivity live

Price	-10% $984	-5% $941	+0% $899	+5% $857	+10% $814
Rent	-10% $715	-5% $807	+0% $899	+5% $991	+10% $1,083
Rate	-1.0pp $975	-0.5pp $937	base $899	+0.5pp $860	+1.0pp $821

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,326
Total (2 units)			$2,326

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	24d	1	0.23mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	2d	1	0.33mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	2d	1	0.49mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	44d	1	0.50mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	0.80mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	19d	1	0.82mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	12d	1	0.91mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	1.02mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	1.11mi

Listing history 3 events

1. 2026-06-19
   remarks 33-char remark
2. 2026-06-18
   days on market $149,900 Active 2 DOM
3. 2026-06-16
   listed $149,900 Active 1 DOM

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $1,473 · $123/mo
• Expected delta: +$1,060/yr (+$88/mo · 256.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 14 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: $27,912
• − Mortgage interest: −$8,397
• − Property taxes: −$413
• − Insurance: −$1,416
• − Repairs & maintenance: −$2,233
• − Management: −$2,233
• − Depreciation: −$4,361
• Taxable income: $8,860
• Est. tax owed @ 24.0%: −$2,126
• After-tax cash flow: $8,662/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): 24,663
• Household income: $36,300
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1804.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 59% Asian 20% Hispanic / Latino 9% White 9% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4%
• Foreign-born: 17% · Canada, Philippines, Vietnam
• Languages at home: 74% English-only · Other Indo-European 14% Spanish 6% Other Asian/Pacific 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: ▲ 2.05%
• Current HPI: 357.6438
• Rent YoY: —
• 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

+259.0% since first listed

10 events — show timeline

• 2026-06-16 Listed $149,900 WNYREIS
• 2025-12-22 Sold (Public Records) $94,500 Public Records
• 2025-12-19 Sold (MLS) $94,500 WNYREIS
• 2025-10-22 Pending — WNYREIS
• 2025-09-21 Listed $100,000 WNYREIS
• 2025-09-15 Listing Removed — WNYREIS
• 2025-07-28 Listed $120,000 WNYREIS
• 2021-06-14 Sold (Public Records) $77,000 Public Records
• 2021-03-25 Sold (Public Records) $40,000 Public Records
• 1993-06-01 Sold (Public Records) $41,750 Public Records

Property tax history

+8.5%/yr

Latest (2025): $413 · +67.4% YoY. Source: county tax records.