27 Lang Ave · Buffalo, NY 14215

$109,900

2 bd · 1.0 ba · 1,087 sqft · SingleFamily public records · 83 Days on market

Built 1908 3,450 sqft lot $101/sqft · 33% below area Est $165k · 33% under

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Why this score? — see what drove the C+ 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.2/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 27 Lang Ave in Buffalo—a solid opportunity for both homeowners and investors. This single-family home features 3 bedrooms, 1 full bath, comfortable carpeted floors, and a full basement offering additional storage or potential for future use. Currently tenant-occupied at $870/month, it provides steady income from day one or the option to transition to owner occupancy. The home offers solid mechanicals, helping minimize immediate maintenance concerns and making it a reliable choice for any buyer. Conveniently located near public transportation, shopping, dining, and other local amenities, this property combines affordability, functionality, and accessibility. Whether you're looking to expand your investment portfolio or find a place to call home

Key facts

• Tenant occupied
• Full basement
• Local amenities

Tags

• FULL BASEMENT
• SOLID MECHANICALS
• TENANT OCCUPIED
• PUBLIC TRANSPORTATION
• LOCAL AMENITIES

🏷️ Possibly a rental listed for sale. The $109,900 price doesn't fit this home's estimated sale value (~$164,560) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

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 flat; 239 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 33% of the median local income ($45k/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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.12% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $164,560
• List price: $109,900
• Delta: -33.22%
• 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
160 Zenner St	0.23mi	3/1.0 (+1)	1,072 (-1%)	4mo	$90,000	$84	78
87 Hagen St	0.26mi	3/1.0 (+1)	1,121 (+3%)	4mo	$120,000	$107	75
281 Roslyn Ave Ave	0.30mi	3/1.0 (+1)	1,039 (-4%)	8mo	$170,000	$164	66
59 Fisher St	0.59mi	3/1.0 (+1)	1,100 (+1%)	1mo	$195,000	$177	65
141 Hagen St	0.25mi	3/1.0 (+1)	961 (-12%)	8mo	$90,000	$94	57
133 Freund St	0.56mi	3/2.0 (+1)	1,143 (+5%)	8mo	$130,000	$114	49
74 Domedion Ave	0.57mi	3/1.0 (+1)	1,196 (+10%)	4mo	$120,000	$100	48
67 Montana Ave	0.59mi	3/1.0 (+1)	1,182 (+9%)	9mo	$68,000	$58	45
76 Humason Ave	0.67mi	3/1.0 (+1)	1,212 (+12%)	4mo	$125,000	$103	42
28 Alma Ave	0.65mi	3/1.0 (+1)	1,210 (+11%)	6mo	$77,000	$64	41
49 Erb St	0.64mi	3/1.0 (+1)	1,216 (+12%)	6mo	$155,000	$127	40
98 E End Ave	0.69mi	3/2.0 (+1)	1,217 (+12%)	2mo	$160,000	$131	37

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 · 0.67% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.63×
• Total profit: $-11,433
• Equity at exit: $16,386

10-year hold

• IRR: -5.0%
• Equity multiple: 0.71×
• Total profit: $-8,971
• Equity at exit: $9,502

Cash invested: $30,772 (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 14215

• Home prices YoY: -30.0%
• Rents YoY: 0.7%
• Active inventory: 239
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $143

Break-even live

Break-even rent $1,046

Max offer price $109,900

Occupancy floor 83%

Sensitivity live

Price	-10% $219	-5% $181	+0% $143	+5% $105	+10% $67
Rent	-10% $46	-5% $95	+0% $143	+5% $192	+10% $240
Rate	-1.0pp $199	-0.5pp $171	base $143	+0.5pp $115	+1.0pp $86

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Hagen St #2 Buffalo, NY	2.0	1.0	850	$950	$1.12	45d	1	0.27mi
249 Newburgh Ave Unit 2 Buffalo, NY	2.0	1.0	930	$1,300	$1.40	45d	1	0.33mi
61 Courtland Ave Unit Lower Buffalo, NY	2.0	1.0	1000	$1,300	$1.30	45d	1	0.40mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	4d	1	0.54mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	25d	1	0.54mi
160 Courtland Ave Buffalo, NY	2.0	1.0	810	$1,025	$1.27	15d	1	0.54mi
17 Proctor Ave Unit 1 Buffalo, NY	2.0	1.0	900	$1,100	$1.22	45d	1	0.59mi
74 Dorris Ave Buffalo, NY	3.0	1.0	1200	$1,450	$1.21	45d	1	0.60mi
50 Pine Ridge Ter Unit 3 Cheektowaga, NY	2.0	1.0	900	$1,400	$1.56	18d	1	0.91mi
90 Sussex St Unit 2 Buffalo, NY	2.0	1.0	1000	$1,000	$1.00	45d	1	0.92mi
103 Preston Rd Unit Lower Cheektowaga, NY	2.0	1.0	882	$1,300	$1.47	4d	1	1.04mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	45d	1	1.04mi
408 Winslow Ave Unit 2 Buffalo, NY	3.0	1.0	1000	$1,050	$1.05	15d	1	1.29mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	18d	1	1.31mi
1202 Walden Ave Unit 2 Buffalo, NY	3.0	1.0	800	$1,350	$1.69	45d	1	1.31mi
11 Kaufman Dr Buffalo, NY	2.0	1.0	900	$1,500	$1.67	45d	1	1.31mi
97 Davidson Ave Buffalo, NY	3.0	1.0	925	$1,495	$1.62	3d	1	1.33mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	13d	1	1.34mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	45d	1	1.44mi
140 Parkridge Ave Buffalo, NY	3.0	1.0	990	$1,500	$1.52	45d	1	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $109,900 Active 83 DOM
2. 2026-06-18
   days on market $109,900 Active 80 DOM
3. 2026-06-17
   days on market $109,900 Active 79 DOM
4. 2026-06-16
   days on market $109,900 Active 78 DOM
5. 2026-06-15
   days on market $109,900 Active 77 DOM
6. 2026-06-13
   days on market $109,900 Active 75 DOM
7. 2026-06-13
   days on market $109,900 Active 74 DOM
8. 2026-06-10
   days on market $109,900 Active 72 DOM
9. 2026-06-09
   days on market $109,900 Active 71 DOM
10. 2026-06-08
    days on market $109,900 Active 70 DOM
11. 2026-06-07
    pricedays on market $109,900 Active 69 DOM
12. 2026-06-03
    days on market $128,500 Active 65 DOM
13. 2026-06-02
    days on market $128,500 Active 64 DOM
14. 2026-06-01
    days on market $128,500 Active 63 DOM
15. 2026-05-31
    days on market $128,500 Active 62 DOM
16. 2026-04-17
    price $128,500 770-char remark

    Show marketing remark (770 chars)

    Welcome to 27 Lang Ave in Buffalo—a solid opportunity for both homeowners and investors. This single-family home features 3 bedrooms, 1 full bath, comfortable carpeted floors, and a full basement offering additional storage or potential for future use. Currently tenant-occupied at $870/month, it provides steady income from day one or the option to transition to owner occupancy. The home offers solid mechanicals, helping minimize immediate maintenance concerns and making it a reliable choice for any buyer. Conveniently located near public transportation, shopping, dining, and other local amenities, this property combines affordability, functionality, and accessibility. Whether you're looking to expand your investment portfolio or find a place to call home

17. 2026-03-30
    listed $129,000 Active 770-char remark

    Show marketing remark (770 chars)

    Welcome to 27 Lang Ave in Buffalo—a solid opportunity for both homeowners and investors. This single-family home features 3 bedrooms, 1 full bath, comfortable carpeted floors, and a full basement offering additional storage or potential for future use. Currently tenant-occupied at $870/month, it provides steady income from day one or the option to transition to owner occupancy. The home offers solid mechanicals, helping minimize immediate maintenance concerns and making it a reliable choice for any buyer. Conveniently located near public transportation, shopping, dining, and other local amenities, this property combines affordability, functionality, and accessibility. Whether you're looking to expand your investment portfolio or find a place to call home

18. 2021-03-01
    soldstatus $830,000

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $14,723
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$1,347
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,197
• Taxable income: $18
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $1,715/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): 42,524
• Household income: $44,955
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2873.0

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 Black (67%)
• Race & ethnicity: Black 67% White 15% Asian 7% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 9% · Canada, China
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 4% Chinese 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: ▼ -126.29%
• Current HPI: 295.2966
• Rent YoY: ▲ 0.67%
• 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

-84.5% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $128,500 WNYREIS
• 2026-03-30 Listed $129,000 WNYREIS
• 2021-03-01 Sold (Public Records) $830,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $219 · +0.0% YoY. Source: county tax records.