97 Eller Ave · Buffalo, NY 14211

$119,900

5 bd · 1.0 ba · 1,505 sqft · SingleFamily public records · 146 Days on market

Built 1915 3,300 sqft lot $80/sqft · 20% below area Est $149k · 20% 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 +15.0/15.0
• 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

Listing remarks MLS

Welcome to 97 Eller Avenue in the City of Buffalo—a solid single-family home offering a great opportunity for both owner-occupants and investors alike. This property features 4 spacious bedrooms and 1 full bathroom, providing comfortable living space with a full basement for additional storage or utility use. Currently rented at $1,380 per month to long-term tenants, the home offers immediate income potential. The property boasts solid mechanics and has been well maintained over time. Conveniently located near public transportation, shopping, dining, and everyday amenities, making it an attractive and accessible location. Whether you’re looking to expand your investment portfolio or secure a home with built-in rental income, 97 Eller Avenue is a value-add opportunity you don’t want to miss. Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

Key facts

• Everyday amenities
• Full basement
• Shopping

Tags

• FULL BASEMENT
• WELL MAINTAINED
• PUBLIC TRANSPORTATION
• SHOPPING
• DINING
• EVERYDAY AMENITIES

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: 172 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• At $1,865/mo this rent would consume 62% 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 $3k of equity ($829 loan paydown + $2k appreciation (2.0% local appreciation)).
• At projected returns (2.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.05%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (median comp): $149,043
• List price: $119,900
• Delta: -19.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Sprenger Ave	0.17mi	5/1.5	1,454 (-3%)	3mo	$176,000	$121	82
43 Freund St	0.17mi	4/1.0 (-1)	1,578 (+5%)	10mo	$149,000	$94	71
102 Freund St	0.28mi	4/2.0 (-1)	1,596 (+6%)	3mo	$155,000	$97	66
27 Adlon Pl	0.28mi	4/2.0 (-1)	1,584 (+5%)	5mo	$265,958	$168	65
25 Peach Tree Rd	0.43mi	4/2.0 (-1)	1,502 (-0%)	7mo	$162,000	$108	65
144 Alexander Ave	0.54mi	5/1.5	1,416 (-6%)	0mo	$201,400	$142	63
17 Fisher St	0.13mi	4/2.0 (-1)	1,286 (-15%)	6mo	$138,500	$108	55
8 Pendennis Pl	0.64mi	4/1.5 (-1)	1,502 (-0%)	10mo	$270,000	$180	54
118 E End Ave	0.38mi	4/2.0 (-1)	1,394 (-7%)	11mo	$210,000	$151	52
46 Wilkes Ave	0.58mi	4/1.5 (-1)	1,359 (-10%)	7mo	$160,000	$118	44
158 Wende St	0.74mi	4/1.0 (-1)	1,340 (-11%)	0mo	$70,000	$52	42
239 Keystone St	0.75mi	4/2.0 (-1)	1,632 (+8%)	10mo	$250,000	$153	34

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: 27.4%
• Equity multiple: 2.48×
• Total profit: $49,627
• Equity at exit: $47,611

10-year hold

• IRR: 28.9%
• Equity multiple: 4.78×
• Total profit: $126,818
• Equity at exit: $68,806

Cash invested: $33,572 (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 14211

• Home prices YoY: 0.6%
• Active inventory: 172
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $645

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 60%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	2d	1	0.65mi

Listing history 20 events

1. 2026-06-18
   days on market $119,900 Active 146 DOM
2. 2026-06-17
   days on market $119,900 Active 145 DOM
3. 2026-06-16
   days on market $119,900 Active 144 DOM
4. 2026-06-15
   days on market $119,900 Active 143 DOM
5. 2026-06-13
   days on market $119,900 Active 141 DOM
6. 2026-06-13
   days on market $119,900 Active 140 DOM
7. 2026-06-10
   days on market $119,900 Active 138 DOM
8. 2026-06-09
   days on market $119,900 Active 137 DOM
9. 2026-06-08
   days on market $119,900 Active 136 DOM
10. 2026-06-07
    pricedays on market $119,900 Active 135 DOM
11. 2026-06-03
    days on market $128,900 Active 131 DOM
12. 2026-06-02
    days on market $128,900 Active 130 DOM
13. 2026-06-01
    days on market $128,900 Active 129 DOM
14. 2026-05-31
    days on market $128,900 Active 128 DOM
15. 2026-04-16
    price $128,900 924-char remark

    Show marketing remark (924 chars)

    Welcome to 97 Eller Avenue in the City of Buffalo—a solid single-family home offering a great opportunity for both owner-occupants and investors alike. This property features 4 spacious bedrooms and 1 full bathroom, providing comfortable living space with a full basement for additional storage or utility use. Currently rented at $1,380 per month to long-term tenants, the home offers immediate income potential. The property boasts solid mechanics and has been well maintained over time. Conveniently located near public transportation, shopping, dining, and everyday amenities, making it an attractive and accessible location. Whether you’re looking to expand your investment portfolio or secure a home with built-in rental income, 97 Eller Avenue is a value-add opportunity you don’t want to miss. Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

16. 2026-02-21
    price $129,400 924-char remark

    Show marketing remark (924 chars)

    Welcome to 97 Eller Avenue in the City of Buffalo—a solid single-family home offering a great opportunity for both owner-occupants and investors alike. This property features 4 spacious bedrooms and 1 full bathroom, providing comfortable living space with a full basement for additional storage or utility use. Currently rented at $1,380 per month to long-term tenants, the home offers immediate income potential. The property boasts solid mechanics and has been well maintained over time. Conveniently located near public transportation, shopping, dining, and everyday amenities, making it an attractive and accessible location. Whether you’re looking to expand your investment portfolio or secure a home with built-in rental income, 97 Eller Avenue is a value-add opportunity you don’t want to miss. Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

17. 2026-01-23
    listed $129,900 Active 924-char remark

    Show marketing remark (924 chars)

    Welcome to 97 Eller Avenue in the City of Buffalo—a solid single-family home offering a great opportunity for both owner-occupants and investors alike. This property features 4 spacious bedrooms and 1 full bathroom, providing comfortable living space with a full basement for additional storage or utility use. Currently rented at $1,380 per month to long-term tenants, the home offers immediate income potential. The property boasts solid mechanics and has been well maintained over time. Conveniently located near public transportation, shopping, dining, and everyday amenities, making it an attractive and accessible location. Whether you’re looking to expand your investment portfolio or secure a home with built-in rental income, 97 Eller Avenue is a value-add opportunity you don’t want to miss. Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

18. 2021-03-01
    soldstatus $830,000
19. 2000-09-18
    soldstatus $33,000
20. 1998-11-10
    soldstatus $32,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,383
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$3,488
• Taxable income: $6,200
• Est. tax owed @ 24.0%: −$1,488
• After-tax cash flow: $6,252/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

+302.8% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $128,900 WNYREIS
• 2026-02-21 Price Changed $129,400 WNYREIS
• 2026-01-23 Listed $129,900 WNYREIS
• 2021-03-01 Sold (Public Records) $830,000 Public Records
• 2000-09-18 Sold (Public Records) $33,000 Public Records
• 1998-11-10 Sold (Public Records) $32,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $196 · +0.0% YoY. Source: county tax records.