60 Sage Ave · Buffalo, NY 14210

$194,900

5 bd · 1.5 ba · 1,779 sqft · SingleFamily public records · 11 Days on market

Built 1930 5,075 sqft lot Est $210k · 7% 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 +23.0/30.0
• ARV discount +10.7/15.0
• Appreciation +10.0/10.0
• DSCR +7.4/10.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 60 Sage Ave — a beautifully maintained 4-bedroom, 1.5-bath, two-story home in the heart of South Buffalo. This charming property features a newly remodeled kitchen complete with custom cabinetry offering built-in storage solutions, solid-surface quartz countertops, and durable engineered flooring. The kitchen is both stylish and functional, making it a standout feature of the home. The first floor offers a spacious layout with a large dining room, a separate living room, and gleaming hardwood floors throughout. Two generously sized bedrooms are conveniently located on the main level. Upstairs, you’ll find two additional bedrooms, a half bathroom, and a versatile bonus

Key facts

• Custom cabinetry
• Large dining room
• Engineered flooring

Tags

• NEWLY REMODELED KITCHEN
• CUSTOM CABINETRY
• ENGINEERED FLOORING
• LARGE DINING ROOM
• SEPARATE LIVING ROOM
• GLEAMING HARDWOOD FLOORS

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: Single-story residence; Existing (pre-owned) property; Aluminum siding
• Construction: Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Quartz counters; Microwave
• Bedrooms: Two main-level bedrooms; One second-level bedroom
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Separate/formal living room; Quartz counters; Natural woodwork; Bedroom on main level; Has full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/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 $190k (2.4% below list).
• Recommended offer: $190k (2.4% 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 (+12.7%/yr); 94 active listings in the ZIP; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 42% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,312 (2.4% below list)

Questions for the listing agent

1. Built in 1930 — 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 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: 0.98% ✗
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $209,922
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Sage Ave	0.11mi	4/1.5 (-1)	1,676 (-6%)	8mo	$165,000	$98	74
97 Unger Ave	0.22mi	4/1.0 (-1)	1,787 (+0%)	13mo	$215,000	$120	71
31 Pawnee Pkwy	0.32mi	5/2.0	1,782 (+0%)	18mo	$184,500	$104	67
56 Gorski St	0.52mi	6/2.0 (+1)	1,747 (-2%)	1mo	$235,000	$135	65
1794 Seneca St	0.10mi	6/1.5 (+1)	1,952 (+10%)	18mo	$140,000	$72	59
38 Mumford St	0.50mi	6/2.0 (+1)	1,863 (+5%)	4mo	$244,000	$131	58
188 Cumberland Ave	0.52mi	4/2.0 (-1)	1,723 (-3%)	9mo	$143,000	$83	56
55 Princeton Pl	0.63mi	5/1.0	1,617 (-9%)	2mo	$190,000	$118	52
19 Robins St	0.56mi	4/2.0 (-1)	1,672 (-6%)	10mo	$245,000	$147	48
45 Clio Ave	0.67mi	4/1.5 (-1)	1,627 (-8%)	8mo	$175,000	$108	43
5 Yale Pl	0.58mi	4/2.0 (-1)	1,953 (+10%)	18mo	$310,248	$159	35
222 Weimar St	0.70mi	4/1.0 (-1)	1,997 (+12%)	17mo	$145,000	$73	26

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 3.47×
• Total profit: $134,753
• Equity at exit: $175,581

10-year hold

• IRR: 28.2%
• Equity multiple: 8.46×
• Total profit: $407,005
• Equity at exit: $378,648

Cash invested: $54,572 (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 14210

• Home prices YoY: 13.8%
• Rents YoY: 12.7%
• Active inventory: 94
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$81
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $292

Break-even live

Break-even rent $1,533

Max offer price $194,900

Occupancy floor 80%

Sensitivity live

Price	-10% $402	-5% $347	+0% $292	+5% $237	+10% $182
Rent	-10% $142	-5% $217	+0% $292	+5% $367	+10% $442
Rate	-1.0pp $390	-0.5pp $342	base $292	+0.5pp $242	+1.0pp $190

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   statusdays on market $194,900 Pending 11 DOM
2. 2026-06-03
   days on market $194,900 Active 8 DOM
3. 2026-06-02
   days on market $194,900 Active 7 DOM
4. 2026-06-01
   days on market $194,900 Active 6 DOM
5. 2026-05-31
   days on market $194,900 Active 5 DOM
6. 2026-05-26
   listed $194,900 Active

ⓘ 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: $631 · $53/mo
• Projected year-2 tax: $1,962 · $164/mo
• Expected delta: +$1,332/yr (+$111/mo · 211.1%)

ⓘ 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) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°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: $22,837
• − Mortgage interest: −$10,917
• − Property taxes: −$631
• − Insurance: −$1,641
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$5,670
• Taxable income: $324
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $3,427/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): 15,563
• Household income: $54,197
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 959.0

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 White (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 21% Lithuanian 2% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Arabic 1% Other Indo-European 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: ▲ 52.34%
• Current HPI: 431.7951
• Rent YoY: ▲ 12.67%
• 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

1 event — show timeline

• 2026-05-26 Listed $194,900 WNYREIS

Property tax history

+5.9%/yr

Latest (2025): $631 · +19.7% YoY. Source: county tax records.