27 Sattler Ave · Buffalo, NY 14211

$79,999

3 bd · 2.0 ba · 1,551 sqft · MultiFamily public records · 4 Days on market

Built 1933 3,390 sqft lot Est $95k · 15% under

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Why this score? — see what drove the A- 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
• ARV discount +14.4/15.0
• 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

Multi-family units

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

Listing remarks

INVESTMENT OPPORTUNITY! Welcome to 27 Sattler Ave - a versatile 2/1 East Side duplex backing up to Schiller Park that is currently configured as a two-unit home but offers excellent potential for conversion to a spacious single-family residence. Whether you're an investor seeking income-producing possibilities or a homeowner looking to create your dream home, the flexibility here is hard to match. The first-floor unit features a covered front porch, welcoming living room, formal dining room, two generously sized bedrooms, a full bathroom, and a kitchen with plenty of potential. Upstairs, the second unit is presently arranged as a studio with a kitchen, living area, and full bathroom. An ad

Key facts

• Covered front porch
• Formal dining room
• Two-unit home

Tags

• EAST SIDE DUPLEX
• BACKING UP TO SCHILLER PARK
• TWO-UNIT HOME
• COVERED FRONT PORCH
• FORMAL DINING ROOM
• GENEROUSLY SIZED BEDROOMS

Property features AI

Finance

• Financial info: Owner pays water; Rent includes water
• HOA & community: Operating expenses include snow removal, trash, and water/sewer

Exterior

• Parking: One parking space
• Utilities: Electricity connected (circuit breakers); High-speed internet available; Sewer connected; Public water connected
• Home design: Single-story building; Resale property
• Construction: Fiber cement exterior; Copper plumbing; Asphalt shingle roof; Block foundation; Existing (year built details)
• Exterior features: Fully fenced yard; Covered porch; Porch

Interior

• Kitchen: Oven/range; Refrigerator
• Bedrooms: Unit contains 2 bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 2 full bathrooms (total in property); Each unit includes 1 full bathroom
• Heating & cooling: Gas heating; Zoned heating; Baseboard heating; Zoned cooling; Window unit(s)
• Interior features: Leaded glass and storm windows; Accessible bedroom; Accessible approach with ramp; Accessible doors; Storage; Bedroom on main level; Programmable thermostat
• Laundry & utility: Washer hookup; Dryer included in unit description; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 26.0% vs local median 8.1% 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.
• 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: 174 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2,272/mo this rent would consume 75% 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 $2k of equity ($553 loan paydown + $2k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,999

Questions for the listing agent

1. Built in 1933 — 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. 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.
5. 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.
6. 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: 2.84% ✓
• Cap rate: 25.97%
• Cash-on-cash: 70.29%
• DSCR: 4.13
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $94,611
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Sattler Ave	0.07mi	4/2.0 (+1)	1,746 (+13%)	6mo	$94,500	$54	66
99 Sattler Ave	0.14mi	4/2.0 (+1)	1,390 (-10%)	8mo	$82,500	$59	64
20 Littlefield Ave	0.37mi	4/2.0 (+1)	1,568 (+1%)	15mo	$95,000	$61	64
262 Sumner Pl	0.33mi	4/2.0 (+1)	1,660 (+7%)	11mo	$72,000	$43	59
50 Newburgh Ave	0.41mi	4/2.0 (+1)	1,519 (-2%)	20mo	$135,000	$89	56
213 Hagen St	0.71mi	4/2.0 (+1)	1,509 (-3%)	9mo	$150,000	$99	50
78 Freund St	0.63mi	4/2.0 (+1)	1,426 (-8%)	3mo	$130,000	$91	50
20 Ericson Ave	0.69mi	4/2.0 (+1)	1,563 (+1%)	16mo	$123,000	$79	48
70 Kilhoffer St	0.59mi	4/2.0 (+1)	1,591 (+3%)	18mo	$90,000	$57	48
2015 Bailey Ave	0.39mi	4/2.0 (+1)	1,708 (+10%)	20mo	$80,000	$47	43
124 Newburgh Ave	0.54mi	4/2.0 (+1)	1,750 (+13%)	7mo	$95,000	$54	43
129 Woodell Ave	0.74mi	4/2.0 (+1)	1,748 (+13%)	9mo	$192,500	$110	32

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: 74.1%
• Equity multiple: 4.98×
• Total profit: $89,240
• Equity at exit: $31,767

10-year hold

• IRR: 74.3%
• Equity multiple: 10.18×
• Total profit: $205,688
• Equity at exit: $45,909

Cash invested: $22,400 (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: 174
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,272 high
• Mortgage (P&I): −$420
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $1,312

Break-even live

Break-even rent $611

Max offer price $79,999

Occupancy floor 37%

Sensitivity live

Price	-10% $1,357	-5% $1,335	+0% $1,312	+5% $1,289	+10% $1,267
Rent	-10% $1,133	-5% $1,222	+0% $1,312	+5% $1,402	+10% $1,492
Rate	-1.0pp $1,352	-0.5pp $1,332	base $1,312	+0.5pp $1,291	+1.0pp $1,270

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,163
1× unit	1	1	$1,108
Total (2 units)			$2,272

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	26d	1	0.16mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	0d	1	0.38mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	0d	1	0.44mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	46d	1	0.47mi
216 Newburgh Ave Buffalo, NY	2.0	1.0	1690	$1,150	$0.68	26d	1	0.68mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	19d	1	0.77mi
517 Goodyear Ave Buffalo, NY	3.0	1.0	1559	$1,800	$1.15	21d	1	0.82mi
408 Koons Ave Unit Lower Buffalo, NY	3.0	2.0	1150	$1,050	$0.91	0d	1	0.82mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	14d	1	0.91mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	46d	1	0.96mi
71 Gerald Ave Buffalo, NY	2.0	1.0	1773	$1,100	$0.62	46d	1	0.99mi
110 Gerald Ave Buffalo, NY	2.0	1.0	2098	$1,100	$0.52	26d	1	1.01mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	46d	1	1.17mi

Listing history 4 events

1. 2026-06-22
   days on market $79,999 Active 4 DOM
2. 2026-06-21
   days on market $79,999 Active 3 DOM
3. 2026-06-19
   remarks 699-char remark
4. 2026-06-19
   listed $79,999 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: $360 · $30/mo
• Projected year-2 tax: $856 · $71/mo
• Expected delta: +$496/yr (+$41/mo · 137.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $27,264
• − Mortgage interest: −$4,481
• − Property taxes: −$360
• − Insurance: −$400
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$2,327
• Taxable income: $15,333
• Est. tax owed @ 24.0%: −$3,680
• After-tax cash flow: $12,064/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

1 event — show timeline

• 2026-06-18 Listed $79,999 WNYREIS

Property tax history

+10.5%/yr

Latest (2025): $360 · +49.4% YoY. Source: county tax records.