99 Gallatin Ave · Buffalo, NY 14207

$109,000

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 31 Days on market

Built 1900 3,000 sqft lot Est $161k · 32% 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity: 99 Gallatin Ave, Buffalo, NY 14207 (Black Rock-Riverside Neighborhood)Affordable 3-Bed Starter Rental with Ultra-Low Carrying Costs. This compact 3-bedroom, 1-bath, 1,160 sq ft single-family home (built 1900) sits on a 3,000 sq ft lot in the established Black Rock-Riverside area — a working-class neighborhood with steady rental demand from local families, proximity to the Niagara River, parks, transit, and employment anchors. Key Investment Highlights:Strong Value Entry: Current estimates range ~$119K–$171K (Zestimate ~$119K–$126K recently; Redfin ~$171K), offering solid entry pricing in a market where median Black Rock sales hover around $161K. Renta

Key facts

• Full basement
• Fenced lot
• Oil hot air heat

Tags

• PROXIMITY TO THE NIAGARA RIVER
• FENCED LOT
• FULL BASEMENT
• ALUMINUM VINYL EXTERIOR
• OIL HOT AIR HEAT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story residence; Existing/resale property
• Construction: Vinyl siding exterior; Block foundation
• Exterior features: Concrete driveway; City street frontage; Rectangular residential lot (approx. 30 x 100)

Interior

• Kitchen: Eat-in kitchen (includes standard kitchen layout)
• Bedrooms: Total of 6 rooms (includes living areas and bedrooms)
• Flooring: Laminate flooring; Varies by room
• Bathrooms: 1 full bathroom; Bathroom located on main level
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Finished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Rents rising fast (+8.2%/yr); 197 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 40% 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 $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.21% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.62%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $161,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Gallatin Ave	0.09mi	3/1.5	1,052 (-9%)	2mo	$178,000	$169	77
82 Beatrice Ave	0.59mi	3/1.0	1,166 (+0%)	2mo	$165,000	$142	70
195 Hertel Ave	0.42mi	3/1.0	1,236 (+7%)	1mo	$110,000	$89	68
62 Chadduck Ave	0.47mi	3/1.0	1,240 (+7%)	2mo	$155,000	$125	64
94 Farmer St	0.60mi	3/1.0	1,100 (-5%)	6mo	$35,000	$32	58
136 Newfield St	0.72mi	3/1.5	1,198 (+3%)	2mo	$167,000	$139	57
38 Wyandotte Ave	0.75mi	4/1.0 (+1)	1,200 (+3%)	2mo	$150,000	$125	53
19 Royal Ave	0.43mi	4/1.0 (+1)	1,021 (-12%)	2mo	$159,547	$156	53
36 Layer Ave	0.67mi	3/1.0	1,040 (-10%)	0mo	$185,000	$178	51
50 Philadelphia St	0.64mi	3/1.5	1,276 (+10%)	1mo	$155,000	$121	50
280 Esser Ave	0.68mi	3/1.0	1,283 (+11%)	3mo	$175,000	$136	48
186 Crowley Ave	0.39mi	4/2.0 (+1)	1,333 (+15%)	2mo	$215,000	$161	46

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: 11.4%
• Equity multiple: 1.48×
• Total profit: $14,572
• Equity at exit: $16,252

10-year hold

• IRR: 23.9%
• Equity multiple: 3.52×
• Total profit: $76,846
• Equity at exit: $9,424

Cash invested: $30,520 (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: 197
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$572
• Tax from tax record: −$29 /mo · $347/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $397

Break-even live

Break-even rent $818

Max offer price $109,000

Occupancy floor 65%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Rano St Buffalo, NY	3.0	1.0	1050	$1,200	$1.14	21d	1	0.07mi
239 Crowley Ave Buffalo, NY	2.0	1.0	966	$1,025	$1.06	3d	1	0.30mi
356 Hertel Ave Buffalo, NY	2.0	1.5	800	$2,300	$2.88	2d	1	0.32mi
15 Ontario St Unit 1 Buffalo, NY	3.0	1.0	1000	$1,500	$1.50	1d	1	0.40mi
68 Laforce Pl Unit U Buffalo, NY	2.0	1.0	900	$1,099	$1.22	43d	1	0.51mi
158 Chadduck Ave Buffalo, NY	4.0	1.0	1200	$1,250	$1.04	23d	1	0.54mi
15 Beatrice Ave Buffalo, NY	2.0	1.0	950	$1,150	$1.21	14d	1	0.56mi
2099 Niagara St Unit A Buffalo, NY	2.0	1.0	1000	$1,197	$1.20	43d	1	0.59mi
134 Philadelphia St Buffalo, NY	3.0	1.0	871	$1,100	$1.26	2d	1	0.60mi
155 Germain St Apt 1 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	10d	1	0.72mi
72 Reservation St Unit 2 Buffalo, NY	3.0	1.0	950	$1,150	$1.21	23d	1	0.86mi
62 Germain St Buffalo, NY	3.0	1.0	1320	$1,250	$0.95	23d	1	0.89mi
68 Peter St Buffalo, NY	2.0	1.0	900	$900	$1.00	23d	1	0.89mi
480 W Hazeltine Ave Buffalo, NY	3.0	1.0	989	$1,900	$1.92	23d	1	0.93mi
2075 Kenmore Ave Unit 611 Buffalo, NY	2.0	2.0	981	$1,950	$1.99	1d	1	1.00mi
62 Seabrook St Buffalo, NY	4.0	1.0	1300	$2,000	$1.54	1d	1	1.03mi
293 Grote St Buffalo, NY	1.0–2.0	1.0–2.0	817	$2,345	$2.87	1d	1	1.11mi
1558 Elmwood Ave Unit 4 Buffalo, NY	2.0	1.0	800	$1,100	$1.38	43d	1	1.26mi
139 Fordham Dr Buffalo, NY	3.0	1.0	1453	$1,700	$1.17	23d	1	1.32mi
100 Forest Ave Buffalo, NY	2.0–4.0	2.0–4.0	1304	$1,600	$1.23	1d	14	1.43mi
46 Hawley St #1 Buffalo, NY	2.0	1.0	900	$1,300	$1.44	43d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $109,000 Active 31 DOM
2. 2026-06-17
   days on market $109,000 Active 30 DOM
3. 2026-06-16
   days on market $109,000 Active 29 DOM
4. 2026-06-15
   days on market $109,000 Active 28 DOM
5. 2026-06-13
   days on market $109,000 Active 26 DOM
6. 2026-06-13
   days on market $109,000 Active 25 DOM
7. 2026-06-10
   days on market $109,000 Active 23 DOM
8. 2026-06-09
   days on market $109,000 Active 22 DOM
9. 2026-06-08
   days on market $109,000 Active 21 DOM
10. 2026-06-07
    days on market $109,000 Active 20 DOM
11. 2026-06-03
    days on market $109,000 Active 16 DOM
12. 2026-06-02
    days on market $109,000 Active 15 DOM
13. 2026-06-01
    days on market $109,000 Active 14 DOM
14. 2026-05-31
    days on market $109,000 Active 13 DOM
15. 2026-05-18
    listed $115,000 Active
16. 2021-12-13
    soldstatus $1,760,000

ⓘ 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: $347 · $29/mo
• Projected year-2 tax: $1,095 · $91/mo
• Expected delta: +$747/yr (+$62/mo · 215.1%)

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

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 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,847
• − Mortgage interest: −$6,106
• − Property taxes: −$347
• − Insurance: −$545
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,171
• Taxable income: $3,142
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $4,013/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

-93.5% since first listed

2 events — show timeline

• 2026-05-18 Listed $115,000 WNYREIS
• 2021-12-13 Sold (Public Records) $1,760,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $347 · +0.0% YoY. Source: county tax records.