71 Sattler Ave · Buffalo, NY 14211

$79,900

4 bd · 2.0 ba · 2,201 sqft · MultiFamily public records · 10 Days on market

Built 1903 3,390 sqft lot ↓ 1% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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: 2 units. confirmed

Listing remarks

Handyman's special! This two-family house features a new metal roof and a newly built, beautiful deck in the back. However, the interior requires renovation. The property is being sold "as is, " and the seller will not make any repairs to address issues identified in the buyer's home or bank inspection. All information is considered reliable but not guaranteed. The seller reserves the right to set a deadline for offers.

Key facts

• New metal roof
• Newly built deck
• 3,390 sq ft lot

Tags

• NEW METAL ROOF
• NEWLY BUILT DECK

Property features AI

Finance

• Other: Two-unit property with separate gas and electric meters for each unit; Four units in the community
• Financial info: Operating expenses include insurance, trash, and water/sewer

Exterior

• Parking: Concrete parking surface
• Utilities: Public water connected; Sewer connected
• Home design: Single-story building; Resale property
• Construction: Vinyl siding
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Flooring: Hardwood; Luxury vinyl; Vinyl; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced air heating
• Interior features: Partial basement; Hardwood, luxury vinyl and vinyl flooring (varies)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $711/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 28.5% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $2,488/mo this rent would consume 82% 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 ($552 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 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1903 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.11% ✓
• Cap rate: 28.48%
• Cash-on-cash: 79.25%
• DSCR: 4.53
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $184,884
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Pine Ridge Rd	0.52mi	4/2.0	2,216 (+1%)	4mo	$159,800	$72	71
7 Hazelwood Ave	0.52mi	4/2.0	2,134 (-3%)	10mo	$180,000	$84	62
89 Poplar Ave	0.24mi	5/2.0 (+1)	2,006 (-9%)	10mo	$250,000	$125	61
109 Newburgh Ave	0.43mi	4/2.0	1,970 (-10%)	7mo	$140,000	$71	57
32 Courtland Ave	0.58mi	4/2.0	2,011 (-9%)	4mo	$220,000	$109	55
19 Moeller St	0.37mi	4/2.0	1,920 (-13%)	10mo	$152,000	$79	53
15 Haller Ave	0.67mi	5/2.0 (+1)	2,101 (-4%)	9mo	$285,000	$136	49
55 Keystone St	0.63mi	5/2.0 (+1)	2,068 (-6%)	8mo	$130,000	$63	48
2365 Genesee St	0.72mi	3/1.5 (-1)	2,240 (+2%)	10mo	$205,000	$92	48
27 E End Ave	0.62mi	4/2.0	1,974 (-10%)	9mo	$175,000	$89	46
61 Wex Ave	0.58mi	5/2.0 (+1)	2,473 (+12%)	6mo	$135,000	$55	42
65 Goembel Ave	0.64mi	5/2.0 (+1)	1,910 (-13%)	8mo	$110,000	$58	37

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: 80.0%
• Equity multiple: 5.30×
• Total profit: $96,272
• Equity at exit: $31,727

10-year hold

• IRR: 80.2%
• Equity multiple: 10.88×
• Total profit: $220,965
• Equity at exit: $45,852

Cash invested: $22,372 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,488 high
• Mortgage (P&I): −$419
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $1,422

Break-even live

Break-even rent $688

Max offer price $79,900

Occupancy floor 38%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,488
Total (2 units)			$2,488

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
96 Academy Rd Buffalo, NY	3.0	1.0	2247	$1,400	$0.62	23d	1	0.23mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	1d	1	0.33mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	1d	1	0.49mi
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

Listing history 10 events

1. 2026-06-19
   status $79,900 Pending 10 DOM
2. 2026-06-18
   days on market $79,900 Active 10 DOM
3. 2026-06-17
   days on market $79,900 Active 9 DOM
4. 2026-06-16
   days on market $79,900 Active 8 DOM
5. 2026-06-15
   days on market $79,900 Active 7 DOM
6. 2026-06-13
   days on market $79,900 Active 5 DOM
7. 2026-06-13
   days on market $79,900 Active 4 DOM
8. 2026-06-10
   days on market $79,900 Active 2 DOM
9. 2026-06-08
   remarks 423-char remark
10. 2026-06-08
    listed $79,900 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: $429 · $36/mo
• Projected year-2 tax: $890 · $74/mo
• Expected delta: +$461/yr (+$38/mo · 107.3%)

ⓘ 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) · 82% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 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: $29,856
• − Mortgage interest: −$4,476
• − Property taxes: −$429
• − Insurance: −$1,066
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − Depreciation: −$2,324
• Taxable income: $16,784
• Est. tax owed @ 24.0%: −$4,028
• After-tax cash flow: $13,035/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

-1.4% since first listed

2 events — show timeline

• 2026-06-08 Listed $79,900 WNYREIS
• 2026-01-30 Sold (Public Records) $81,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $429 · +91.5% YoY. Source: county tax records.